29 24 26018 https://digitalcollections.library.gvsu.edu/files/original/05125a4b45def7e5bf0c16ebb057ca24.pdf d7cb10fb5e3b6ef62ea316d1cf1a5d14 PDF Text Text A Plan For Wyandotte 's CENTRAL BUSINESS DISTRICT �• • • • • • • • • • • . FR_QM H LI ~RA~V OJ!) Planning & Zoning Center~ Inc• A PLAN FOR WYANDOTTE'S CENTRAL BUSINESS DISTRICT prepared for: THE CITY OF WYANDOTTE prepared by: ■ ■■□■■ Vilican■ □oo■■ Leman □□□■■ . □□□■■ & Associates, oo□o■ Inc. ■ COMMUNITY PLANNING & LANDSCAPE ARCHITECTURE • 28316 FRANKLIN ROAD SOUTHFIELD, MICHIGAN 48034 • (313) 356-8181 FEBRUARY, 1991 �II II • • TABLE OF CONTENTS PAGE NO. INTRODUCTION ANALYSIS BACKGROUND ..................................... 1 GOALS AND OBJECTIVES ASSETS AND LIABILITIES OF THE CBD ........................... 2 PRIMARY GOAL ............... . ............................ 3 SPECIFIC GOALS .... . ...................................... 3 DIAGNOSIS OF THE CBD CBD AREA ACTIVITY CENTERS : ................................ 5 VISUAL ASSESSMENT ........................................ 5 DESIGN STUDY CULTURAL AND HISTORICAL AREAS ......... . .................. 9 OFFICE COMMERCIAL AREA ...... . ................. . ........ 11 CBD CORE AND BIDDLE AVENUE . . . ............ : . .' ............ 11 PORTSIDE MARINA AND SOUTH RIVERFRONT AREAS .. . . . .· . . . . . . . . . 12 EFFECTUATION MASTER PLAN FOR FUTURE LAND USE ........ ... ............ . . DEVELOPM ENT CONTROL .................. ... .............. CAPITAL IMPROVEMENT PROGRAMMING ........ . ........ . ...... PLANNING - A CONTINUING PROCESS ....... . ........... . ...... 15 15 17 17 MAPS EXISTING LAND USE . . ..... . .......... . .................... 1A LAND/ BUILDING VALUE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1B CBD AREA ACTIVITY CENTERS ................................ 5A PLANNING OVERVIEW - VISUAL IMPRESSIONS .................... SA C.B.D. DESIGN PLAN ...................................... 14A ELEVATIONS - CBD DESIGN PLAN ............................ 14B ENTRANCE DESIGN STUDIES ................................ 14C BIDDLE AVENUE - STREET PARKING STUDY . .................... 140 EUREKA AVENUE EDUCATIONAL AREA ........................ 14E APPENDIX DEMOGRAPHIC PROFILE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . MARKET POTENTIAL ........ .. .... ·. . . . . . . . . . . . . . . . . . . . . . . . . . PARKING NEEDS ....... . ......... . . . ...................... C.B.D. WORKSHOP SURVEY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . MASTER PLAN FOR FUTURE LAND USE (CBD AREA) . . . . . . . . . . . . . . . A B C D E �THE DDA's CHALLENGE AND MISSION • • •II II II THE CHALLENGE While the Wyandotte CBD cannot hope to directly compete with large scale regional oriented, enclosed shopping malls like Southland or Fairlane, it can serve a separate need. Most of the current shopping center complexes in the downriver area are of contemporary design and unspecialized in tenant mix or "theme." This mass appeal meets many needs. However, a shopping area attuned to its rich architectural history, ethnic diversity and waterfront access such as the Wyandotte CBD can also meet shopper needs for the "unique," the "colorful" and the "different." THE MISSION A combination of well designed store facades, a complementary streetscape, adequate and convenient parking and a strong linkage to the CBD's unique natural resource - the riverfront, coupled with vigorous self promotion by CBD businessmen should enable the CBD to expand its commercial base while retaining its urban small town atmosphere. Reference: Vilican-Leman & Associates, Inc. 1983 Downtown Wyandotte Study COD 11 /21 /89 �INTRODUCTION �., Iii •II • •II II -II II II I II •I I I INTRODUCTION Within the Wyandotte CBD and its immediate fringe some 500,000 square feet of retail space services a sizeable portion of some 200,000 people who reside in Wyandotte's primary trade area. The continued health and prosperity of the central business district is a prime concern in providing a direction for present and future uses of land in and around the CBD. Central Business Districts throughout history have represented the "lma;Je of the City." In a sense it is "Everyone's Neighborhood" and should be preserved and nurtured to be a source of pride to all of the City's residents. Over the past few decades (1960, 1970, 1980) strong inroads have been made by new shopping centers in competing for the retail shopping dollar. While the ·wyandotte CBD cannot hope to directly compete with large scale regional oriented, enclosed shopping malls like Southland or Fairlane, it can serve a separate need. Most of the current shopping center complexes in the downriver area are of contemporary design and unspecialized in tenant mix or "theme." This mass appeal meets many needs. However, a shopping area attuned to its rich architectural history, ethnic diversity and waterfront access such as the Wyandotte CBD can also meet shopper needs for the "unique,· the "colorful" and the "different." A combination of well designed store facades, a complementary streetscape, adequate and convenient parking and a strong linkage to the CBD's unique natural resource -the riverfront, coupled with vigorous self promotion by CBD businessmen should enable the CBD to expand its commercial base while retaining its urban small town atmosphere. ~ A strong sense of community exists in downtown Wyandotte as is evidenced by efforts to keep the CBD not only a strong retail center but also through a continuing program to make it an attractive activity center. Building maintenance, streetscape improvements, pleasant lighting and a solid business/government partnership have all played significant roles in the preservation of downtown Wyandotte and in making it more than just a regional retail center. Past accomplishments with regard to the improvement of the CBD, while laudable, should not lull the community into a false sense of security regarding the well being of downtown for the years ahead. Times and conditions are constantly changing . ANALYSIS BACKGROUND At the outset of planning for the Wyandotte CBD area, several basic studies were undertaken. These studies, summarized in the appendix relate directly to the potential for additional market growth, anticipated demographic trends and parking needs to support a sound business district. The existing land use and building/land values on a block by block basis are indicated on the maps which follow. 1 �• E XI sT I N G L AND DOWNTOWN CITY OF • . -- - usE DEVELOPMENT AUTHORITY WYANDOTTE _ ,, JANUAOY IHI · MICHIGAN - DOWNTOWN DEVELOPMENT AREA �~1;1:1:1:111 11111 L_J L_J _J LJ LJ LJ LJ .__________. LJ L__J L__J LJ LJ L LJ l_J [__J LJ FIFTH :t: 1:1:: 1::: r1: 1 :i:11:: 1 It : 1i { 1: : r 111r~111111111 1 ::::::::[,I II [ Jl ~ Bi 111 il l ~ 1 !1:: : : ~ l]ill ~ ~ ~ I□ I[ ] ~ 1:l: 1 1 ::::: =====:=: ::::::: ::=:::= ::::::== 1 1 ]: ::=::::: :=:::== :=:=::: =:::=: ::::=== ::::::= _=:=:=:=:=:=:=:=:=:=j m:mnw ~:=:=:=:=:=:=:=:=:=l 1 FOURTH 1 :1:1:1:1:1~1:1:1:::11::::::1 Q. ::::::: : ::=::::: 0 :::::::: ::::::: 1:1:::1:: ::1:1:: W :::::::: 1:::::1 u, :::::::: :::::: 2 1:1:1:1: 1:::::::1:1:::1:1 1:1:1:::11i:1 1::1::::::111:: ::::::::1::::::: ::::::: ::::::: W ::::::: :::::::: 0 U ::::::::: :::::::: • •.•.; . :,;,:.;.;.;,:,:.; SECOND ~ ■ ■ ■ l!lll!l!I ~ -·-·-:;:::::=:: 1:1111111 ■ 11111 ·II. •,..· [c v:,Fi!l!l!li ............ ~ !litH O • 30,000 ~ 30 001 ' 60 000 ~ 60 , 001 90,000 ~ 90,001 120,000 ~ 120,001 150,000 1111 150,001 a OVER ~ EXEMPT BLOCK BASED ON li!i!l!ll:!l!i!l! [ ............. . FIRST ~ > u, DD l\tIt:11\:t:( 1)/tt I/}tt 1/f : 1 : : 1 II II [ ti· II I@ OW THIRD J~{)\\f l~f ((t/ <ttilil]J' ::::::: ~ ' • D f: r ......___ I/ 0 r I w•·-:-:•:•:-~ 0:::-:-:::::: (;-:-:-:-:•.·.·.·.·.· .;.;:~;~\~:;:1 ■ c [ I/ I i , 1989 f: I/ ASSESSEO 114LUE IN DOLLARS LAND VALUE PER ACRE _J L_J L_j L__J LJ L . . _ __ _ _ _ , LJ LJ LJ LJ LJ LJ L_1 L_J l_J L L_J LJ FIFTH 1 ■ ]l: : : -: -:-:-:-: 1:1 WJLJ : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : :;: : : ,11i!l,l1 ■ [ 1 !lil:!ili! l1!ilil 11:::::: !i!/i!i!l111!!:lii 11::ltl~lj/j l li1ii1tliliji/ll/ }llllt{_ 1::::1:1: FOURTH ■ g~ ■i~ ■ ~ 1li ! il l l ~ l{(•1::::::: ■ !~ ■ ~□![ ] w1:11:1:::t~ ~ ~ ~ ~ ~ {) i ){ ; ::i:::::!:i:i:l ]:!:l:::!:l:! /} (} ; THIRD J•~~~-==~ □0 111 ■■ ■ [ 1trtH a . 200.000 [ : ;: ;:;::\ 200,001 300,000 ~ 300,001 400,000 ~ 400,001 500,000 ~ 500,001 6 OVER ~ EXE M PT BLOCK BASED ON •, , I/ 0 ~ ~ ! II t 7 r I Ii I v 1989 {' I/ ASSESSED VALUE IN COL " \RS 0 LAND VALUE PER ACRE PLUS BUILDING VALUE CENTRAL BUSINESS CITY OF W YANDOTTE MICHIGAN ~ 20 0 ~ <00 fl auoun "" DISTRICT VILICAN-LEMAN&ASSOCIATES, INC. C ~ r , ~ ( 0,,.WA l ...,.,t, ~ '1Kl•IIC1 ) 1 11 1 1!!! !/l!l/lil ll �•ill • • • •Ill -Ill -Ill •Ill GOALS AND OBJECTIVES �• • • • • GOALS AND OBJECTIVES Imperative to the success of any planning effort is the assurance that a proper direction or goal is established which if achieved, will provide a desired and acceptable end result. Part of the answer is found in the process by which goals are set up. If offered from on high, they may seem too abstract, too idealistic and romantic, and their presentation may be resented or ignored. Worse yet, they may fail to truly represent what the community wants. One road to clarity, then, is procedural : it lies in having all interested parties or their representatives take part in the process of drawing up the objectives. A series of public workshops sessions were conducted with the City Council, the Downtown Development Authority, the Planning and Rehabilitation Commission , city administrative personnel, Chamber of Commerce, business and property owners, news media and the public. During these sessions, workshop participants were asked to identify what they felt were current assets and liabilities of the C.B.D. These are included in the appendix, however, the primary assets and liabilities identified during this session are as follows : LIABILITIES ASSETS 1. The riverfront 1. Inadequate parking (patrons and employees) 2. Camaraderie of existing retail shops 2. Lack of an anchor store 3. Appearance of downtown; historic character / cleanliness 3. Biddle truck traffic 4. Friendliness of merchants 4. Poor commercial diversity 5. Small town ambiance 5. Accessibility to downtown 6. Appearance of vacant/ blighted buildings Goals and objectives were then explored and defined for the improvement of the Downtown area. The objectives of establishing goals is stated as follows : GOALS GIVE DIRECTION TO THOSE RESPONSIBLE FOR PLANNING PUBLIC FACILITIES - ENABLING Tf:-IEM TO PREPARE PLANS IN ACCORD WITH COMMUNITY DESIRES. 2 �THEY CAN CREA TE A COMMON GROUND OF AGREEMENT WHICH IS t.ECESSARY WHEN MANY INDIVIDUALS AND GROUPS ARE ACTUALLY INVOLVED IN PREPARING AND ACHIEVING PLANS. THEY CAN PREPARE THE WAY FOR ACHIEVEMENT BY WARDING OFF UNWARRANTED - "JOHNNY-COME-LATELY'' CRITICISM WHEN THE TIME COMES TO PUT A PLAN INTO EFFECT. It is essential to achievement of goals that they be clearly stated. For this reason, it is often advantageous to develop two sets of goals for the future development of a central business district. First, a fundamental, underlying goal toward which all programs developed later presumably will be directed. And second, subsidiary and more specific goals that grow out of the underlying goal. PRIMARY GOAL FOR WYANDOTTE'S CBD Through government, business cooperation enhance CBD growth opportunities to enable it to continue as the prime retail, service and community event center for the downtown area. This will be done in a fashion sensitive to the existing character of the downtown area with emphasis on river access and proximity. Each new development will be expected to contribute to the economic vitality, service capability and attractiveness of the CBD. SPECIFIC GOALS A series of eight specific goals in support of the primary goal were developed which were further supported by numerous objectives as enumerated in the appendix. The specific goals were established as follows: GOAL I: ACCESSIBILITY- Access from the south and west as well as north should be improved. Routes to the CBD should be distinctively identified. GOAL II: TRAFFIC CIRCULATION - Downtown streets should provide easy access and smooth traffic flow for the downtown visitor and shopper with a minimum of pedestrian and vehicle traffic conflict. GOAL Ill PARKING - Every effort should be made to increase convenient safe and attractive customer parking particularly in areas where a deficiency in parking exists. GOAL IV SIZE OF CBD - The CBD will need to expand to keep pace with market area growth. Future growth should be concentrated as a compact business area conducive to walk-in business and through careful interaction with developers provide for the continuation of 3 �• • • • • - • • • • the unique character which typifies Wyandotte 's CBD. An additional 50,000 square feet of retail and supporting business activity in the Wyandotte CBD should be achieved by the year 2000. GOAL V CBD APPEARANCE - Provide a clean, efficient and tasteful environment that will enhance the Central Business District as a place to do business and a place in which all the citizens of Wyandotte take pride. GOAL VI THE RIVERFRONT - The Detroit River is Wyandotte's most attractive natural feature. Every effort should be made to make the river accessible to the public with particular emphasis on tieing the downtown area more intimately to the river. GOAL VII CBD MAINTENANCE - It is essential to keep a neat, orderly and safe downtown which attracts and keeps high quality businesses and maintains a comfortable retail atmosphere for the shopper. GOAL VIII EFFECTUATION - Every available tool for the improvement of downtown Wyandotte will be pursued. 4 �DIAGNOSIS OF THE CBD �-II Ii II II II II Iii DIAGNOSIS OF THE CBD CBD AREA ACTIVITY CENTERS The current land uses which occur in the Central Business District are identified in eight activity areas. They are: The CBD Core shopping area, residential usage area, civic activities area, office/commercial area, historically significant area, parks/recreation area, and a potential marina/waterfront usage area and the Roosevelt High School Campus area (see concept diagram). These are further defined as 11 land use sectors in the Master Plan for the CBD Area listed in the appendix. An analysis of each area leads to a stronger suggestion for greater identification of its own inherent characteristics and most importantly, identity through its connection with all areas, i.e., linkage.· In the course of the workshops conducted, key word-concepts like connection, access.linkage, internal and external nodes, and edges were used repeatedly to describe how the CBD might best function as a unified whole. It is through these spaces that the movement of people occur. It has been proven that people become more secure in their environment when specific usage areas are less jumbled, and confusion is reduced. Briefly these terms can be described as follows : Nodes: Are centers where usage areas meet and where edges join typically identified intersections or special places of use. Linkages: Tie nodes together by connecting them in such a way that movement is a pleasurable experience. Why? to get people out of the automobile and on their feet where the access to goods and services are convenient. Edges: Are the fringes of areas. abutting neighborhood. For example, preserving the integrity of an It is through careful integration of these land use applications that a long range plan for downtown Wyandotte emerges. It is a process of bringing the whole CBD picture into focus . VISUAL ASSESSMENT The current function and appearance of the CBD is the result of historical trends relating to economic conditions, geographic location and political decision making. In order to identify · the current elements that provide us with both positive and negative visual impressions of the CBD, a reconnaissance survey was performed that serves as an overview of current problems relating to land-use relationships within the CBD and 5 �.,, IL••••~• •l•: m J□·oo·oo~oo· t..,.'" ST. CAMPUSAREA RESIDENTIAL ) NEIGHBORHOOL.J ITT' I s1 xrH f-srl llllor--.~r SIXT.., e:1111 , ,. p 1, , I 11 ~ 9 In "'n- - - - - n --- _ FIFTH ■ ~......._.._~ . . . . . . . . . . . . . .. . , , . . . . . . , . . . . ST •• ••u... civic I _ I _ i!_____ __ _ ST _ ____ _ _ __ ·s ·i..--..10 ~~ - - "-- 0 0 DD DD DD Ld bci e ,7 . ~ ~ O ~ -~ ! a: ~ g Q. a O er ~ " 1 eus_1N~~~-- E FIRST s=-----: v __ . --□ DD DD - ~ LJLJENWLJLJ D.W Jg"[ . r, CENTRAL R I _ I I RESIDIII :NTIAL Wl=lr.l-lR( ---- -- ---->RHOOD THIRD · ( 1G "-;;-,;;M_l M,_ 1--1• ---om- -- , - ~ II,, -•--- ~- - - •< ~LJI ~~;n .,I HIGH SCHOOL THIRD Li~ ~I:==- ' .ix II Q. JD DD DD DD DD Pr■, JD DD DD 0[100 10 JD DC LJLJ LJLJ o . 3 ]D~oo ~ egh i ~ riu~++ ii 0 a: lJl. 1 XI ST ~ ~ ~o~ - □□►D, ... i 7 J i : FIRST L--JL--J ~ J Q. ooc::i, ~==ID C ER LJ OI I .,..,-......._ ---------o ' CBD AREA ACTIVITY CENTERS I VAN 6, : : 11 p ALSTYNE PARK 1 1 I n C] I �impressions of the primary transportation corridors into the City. This information is presented on the "planning overview" map at the end of this section. Further assessment of the primary transportation corridors into the city is provided below. NORTH ENTRANCE: The Ecorse bridge landmarks the boundary and separates Wyandotte from the City of Ecorse to the north. The area, south of the bridge has a pleasant pastoral character that should be protected. The idea is not to create a grandiose entry presentation but to encourage the preservation of well established trees and good housing stock with ample setbacks which provide for an entrance statement of its own. Further refinement of entrance identification could consist of a center landscaped median in Biddle Avenue. This approach would complement the existing character, reduce the scale of the road and benefit the abutting residential community as a whole. The Ecorse bridge structure, if improved, would enhance the entrance image to the City. Such improvements should consist of repairing the facial damage and broken pediments that reveal the aging and weathering that has occurred over time. Further study could produce a new color scheme with supportive street graphics and amenities that introduce a nautical theme as an attachment to the bridge while being careful to avoid overstatement. The Biddle Avenue landscape changes dramatically beyond Clinton Avenue. Between Clinton and Perry Avenue the similarity to the several blocks at the entrance to Wyandotte ends . Boat storage racks, chain link fence, concrete hardscaped surfaces crowd the right-of-way edges. The tree stock is dwarfed as a comparison and offers little value to the overbearing elements behind their branches. It is not that the character of this space cannot be reworked to bring out positive values, it can. This area lacks transition and continuity. The transitions in this space are sharp, abrupt and allow for visual bleed-off into unsightly pockets. Further study needs be conducted to identify inherent improvement opportunities of this entire area. The visual character begins to improve from Perry Avenue to Ford Avenue. At Ford, a sense of urban character takes shape. Large trees and historic building facades return to the streetscape. The space between Ford and Superior Avenue has been defined as an opportunity for historic preservation and is discussed in another portion of this report. SOUTH ENTRANCE: Wyandotte 's south boundary is defined, by Pennsylvania Avenue. The greatest exposure to the community is via Biddle Avenue. At this junction the Wayne County waste treatment plant to the west, a Detroit Edison transformer sub-station on the southeast corner and the Penn Walt Company to the east dominate this entrance. Some changes are currently underway to improve the image of this area. These efforts have been 6 �focused on landscaping the lot immediately south of the Nichols Vending site, and in addition, the city is currently completing the construction of a planting median on Biddle Avenue from Pennsylvania to Grove Street. While these efforts are good, they also need to provide consistency iii selection of materials, consideration for size and scale of the right-of-way, and the impact on future land uses currently projected for the waterfront. EAST ENTRANCE: A great deal of discussion in workshop sessions centered on Wyandotte's opportunity to connect with the resources of the Detroit River. The City's eastern edge runs the entire length of the river's shoreline. Historically this land has been dominated by industry. Vacant properties now exist for sizeable portions of this area. It is of immense importance to the CBD and the people of Wyandotte that new development of this riverfront property be utilized to provide public river access wherever feasible. Currently, Bishop Park is the only sizeable public access pQint on the riverfront in Wyandotte. WEST ENTRANCES: Eureka Avenue provides the major east-west connection to the Central Business Area from east of Fort Street to Biddle Avenue within the heart of the CBD. Eureka Avenue is appropriately under study for improving its business function and its visual quality. Eureka Avenue is a major commercial corridor linking the communities to the west with Wyandotte. The prominent features of Eureka are its generous right-of-way, the railroad bridge structure, Roosevelt High School which is just east of the bridge, and the intersection with Biddle Avenue within the CBD. The Fort and Eureka Intersection is the gateway into Wyandotte from the west. As a gateway it should function to extend to commuters who would normally pass by without notice, an invitation to participate in community activities. This intersection serves as a doorway into the City. This means that the intersection must take on a form consistent from one side of the right-of-way to the other; one that communicates "welcome" and induces movement into the City, (see Entrance Design Studies, Concepts A and B). The "communication" can be festive or subtle yet dynamic, thematic or even inspirational. Whatever characteristic this gateway emulates, it purpose is to set up a level of expectation for the events that are to occur once past this point. Ford Avenue which parallels Eureka to the north, is smaller in scale and has some commercial activity east of the railroad tracks but changes into residential character between the tracks and Biddle Avenue. For this reason increased traffic volumes could have a negative impact on the character of Ford Avenue. 7 �II • • •II II - EUREKA BRIDGE: Continuing concern is expressed for the improvement of the railroad bridge to stop its overall decay. Potential exists to improve its image and to utilize the bridge as an entry introduction to the Central Business District. The bridge presently serves the interest of Conrail Railroad and Detroit Edison. The west side face of the bridge is owned and maintained by Edison and is open to any proposals for improvements including the attachment of structural signage. In this study a concept has been developed to embellish this structure and the adjacent slopes, (see Entrance Design Studies, Concept C). This concept is an attempt to work with some elements that exist and combine them into a design that perhaps represents a current trend. Much refinement would be required to make this idea feasible, but the intent allows for a graphic image to bring together colored panels for interest, a nautical flavor by the use of flags and a symbol previously developed for the CBD storefronts. Supporting plants should be new materials, further adding to a fresh appearance. Although this approach is a bold one, the conquest for bridge refinement combined with signage is justifiable given the opportunity to promote the CBD to the east. Additional improvement opportunities should be given further study. 8 �• • • • • ,__ PARKING • PRIVATE PARKING LOT DOMINATES Tl1E AREA • INTERNAL PlAHTING IS ADEQUATE • SUGGEST BEA MING AREAS BETWEEN ROAD AND PARKING TO DEFINE EDGE AND LIMIT VIEWS ACROSS LOT • RECENT STREET CLOSURES HAVE PROVIDED EXTRA PROTECTION BY ELIMINATING EXCESS TRAFFIC • HOUSING COMPOSED OF OLD SINGLE FAMILY AND MULTIPLE (LOW TO MID-RISE) PRIMARY PEDESTRIAN ZONE----' • NEED LINK TO RIVER CE NTR A L BUSI NESS DISTRICT 0 to0 • .-00 VAN ALSTYNE CLOSED TO Tl1ROUGH 'TRAFFIC AT Tl11S POINT •OO"'f A PLANNING OVERVIEW CITY OF WYANDOTTE M ICHIGAN RIVER FRONT PEDESTRIAN USE AREA NEEDS A TERMINATING FEATURE ON SOUTli END • INTENSELY USED RIVER SIDE PARK. POSmVE FEATURE FOR THE c 11.l). AND NEIGHBORHOOD ' • LINK TO RIVER WALK EAST OF lHE C.B.D. COULD BE STRENGTHENED, SUGGEST EXTENDING RIVER WAIJ(llfTO PARK. AMERICAN LEGION NEEDS TO BE RELOCATED TO ACCOMPLISH l,JNK �II ii I • • • • • •II • • • •■ •~ • DESIGN STUDY �•I I •II II II II II II • • DESIGN STUDY It is the intent of this design study through simulating an overlay on the described usage areas and, by careful interaction between nodes and key linkages, that the Wyandotte Central Area urban fabric begins to knit together. A design concept is presented representative of only one way to create such an environment by the positioning of in-fill development, parking structures and streetscapes using all of the existing commercial buildings where they presently stand. These spaces are meant to encourage positive relationships between usages, provide convenience to shoppers, and create a stimulating environment for city dwellers. This is a process of bringing the whole community picture into focus with our objective of making the CBD area "everyone's neighborhood ." CULTURAL AND HISTORICAL AREAS There are many historic features in Wyandotte worthy of historic preservation such as home sites, church spires, historical monuments and artifacts relating to the City's early history. Wyandotte 's Historic Preservation Society is a non-profit organization that has been granted stewartship over the protection of these elements. It's principle objective has been to provide a sense of identity to the community and strengthen it's cultural heritage. Presently the Ford-MacNichol house and the museum is the nucleus for a potential historic district. The location for this district is on Biddle Avenue between Walnut and Chestnut Streets. Encouraging the growth of the historical society includes building up it's endowment and also strengthening the image of the district to provide a historical gateway into the city from the north. A district of this nature and location communicates to others that Wyandotte has dimension, is preserving its cultural heritage, and is selective about the types of development that are to occur . Because of the close proximity to Bishop park, the historic district has direct linkage to open space which is vital to conducting public awareness programs. Current programs include: the historic festival, preservation week and the christmas program. These types of functions bring people into the CBD area. Additionally, a historic theme in this location compliments the residential areas to the west and south by preserving the harmony and integrity of each land use. In this historic entry area, Elevation C depicts Biddle Avenue without curb and gutter with a raised center planter. These elements are intended to slow down vehicular traffic, discourage Biddle avenue as a trucking route through Wyandotte and heighten the awareness of motorists for pedestrian safety. The parking lot between the library and the high-rise apartment building has been converted to a pedestrian access corridor creating courtyards orienting the entrances of both structures inward while linking this area to Bishop Park. Vehicular parking has been shifted across Van Alstyne into a parking 9 �structure to supply parking for the high rise apartments, the library and park visitors. The tennis courts :. re now located on the roof top of this parking facility . Additionally a new Recreation/Cultural Center is depicted adjacent to the River Towers further strengthening the concept of a Cultural Area. EDUCATIONAL AREA How much is Wyandotte willing to invest in the future of it's young people? What would be an ideal learning environment for the high school student of Wyandotte? These are very important questions to ask of Wyandotte's citizens relative to the use of land within the vicinity of the Roosevelt High school area. The high school is a significant part of the central area of the City. Daily some 2,500 students and there parents converge on its premises. Additionally, this learning center encourages students and the community to indulge in the arts, sciences and the humanities on a continual basis. Why wouldn 't it make sense to develop this area into a campus environment, a place where students can find an extension of the classroom out into the real world? Opportunities for employment, pilot programs for student/private business enterprises, a student operated bank, and a plaza for public forum and exhibition of academic accomplishment, are examples of a place used for human development within a cultural context. Why not contain community supported educational activities and possible student employment within a campus atmosphere as an alternative to aimless vehicular loitering throughout the city? This educational, trade learning, and employment complex, envisioned specifically for three blocks of Eureka Avenue from seventh to fourth streets, would be a high school nucleus capable of supporting a wealth of community resources. Immediately east of the high school lies a vacant parcel of land. This parcel of land is visualized as a potential campus plaza that would be used for art display, cultural exhibits, exchange of ideas and information. This proposed plaza provides for the display of expressiveness through the arts , sciences and humanities. It also proposes the installation of a snack shop and bookstore on the east side of the plaza area. This concept has tremendous potential and will require well conceived policy and action to carry it's conception into reality. CIVIC AREA Currently the city hall complex occupies valuable downtown real estate. When Federals Department Store left the downtown, a void was created that was filled by the city offices. Currently, this use functions to draw people into the CBD area, however it occupies a valuable site in the center of an important retail block. Over time consideration should be given to conversion of this site back to a retail activity. The CBD plan proposes the relocation of civic oriented activities to a fringe area of the CBD on the north east corner of Eureka and Third Street. This new position provides gateway identification to the urban core for those entering the city east bound on Eureka. Furthermore, the location has a compatible relationship, through linkage, with the educational complex envisioned to the 10 �I I I I ii . • • •I I ii ii • • • • • west and the commercial office area envisioned to the north. This concept couples a new civic building to a parking deck directly east, closer to the CBD. The civic complex provides an opportunity to expand and tie-in with the yack arena area and to provide shared parking for the civic complex and for the CBD. OFFICE COMMERCIAL AREA This concept encompasses a rectangular area bounded by Maple, Oak, Second and Fourth Streets. A commercial office complex mixed with mid-rise housing is compatible with the civic activities proposed directly south and also serves as a use that buffers the residential district from the CBD. A plaza space connects the civic center to a mid-rise housing structure by a pedestrian mall that would otherwise be an alley. Three new office buildings that are integrated with existing buildings are proposed on the block between Third and Second and Maple and Elm. The placement of office use in this area implies greater emphasis on Second Street to make connections with the CBD. Every opportunity to invite direction east towards the CBD area is made and is further encouraged by the cross street enrichment paving and interior mall through ways. Downtown housing is preserved and integrated into this scheme by working with the existing housing units. The addition of a mid-rise housing structure on the east side of second Street between Maple and Elm, improves the population base in the downtown which supports retail activities and community vitality. With the addition of housing and the increase in office and commercial activity comes a greater demand for parking. A new parking deck is indicated on the south side of Oak street between First and Second streets. This deck located next to the Wyandotte theater would also serve the parking needs of the merchants on Oak street and in the whole retail core of the CBD. CBD CORE AND BIDDLE AVENUE The CBD core includes activities of major retailing, commercial services, financial institutions and offices. This area is vital as the major focal point of the community for the provision of retail goods and services to residents and its contribution to the community's tax base. Well designed and healthy commercial areas are a tremendous asset to any city, while incomplete, unhealthy and poorly designed areas can pose many land use problems and greatly hinder effective community preservation and development. This concentrated retail core area is the focus for the entire CBD study area and will continue to serve as the prime retail, service and event center for the Downriver area. Continued attention to maintenance and improvement is essential to its further prosperity . VAN ALSTYNE RESIDENTIAL BLOCKS A great deal of discussion has evolved around Van Alstyne. This block of residential houses offers some of the most desirable housing units in Wyandotte. The plan for the CBD recognizes the importance of preserving this small residential neighborhood. Linking 11 �i i ■ i 11 ■ II II II II • • • • • • • the CBD to the proposed marina development south of the CBD and to Bishop Park makes a great deal of sense when community vitality is at a premium. The sketches indicate a connection of the CBD by a tree lined pedestrian way on Elm, leading to Bishop park and focused on a fountain at Elm and Van Alstyne. This fountain is aligned to the center of Elm and is intended to draw people towards the river. It also serves as a terminus to the north end of Van Alstyne. The fountain is a focal point from all directions and ties a look out pier on the rivers edge to Biddle Avenue. Directly west of the Van Alstyne residential blocks is the alley and the back side of the CBD. The sketch (see elevation B) indicates a connection from the south through the alley to the park and represents an opportunity for businesses to establish dual exposure. A "privacy separation" between this improvement and the rear of residential properties on Van Alstyne would be made possible by a decorative wall. Further connection between the south area and the park is made by a suggested pedestrian oriented center island proposed through Van Alstyne (see elevation D) . EUREKA AND BIDDLE AVENUE INTERSECTION One of the most repeated comments made by workshop participants was that Wyandotte needs to capitalize on the Detroit River. The Eureka and Biddle intersection is vital to the CBD because it is ttie arrival zone to the CBD core and provides the first glimpse of the river for the east bound traveler. This zone welcomes, influences, directs and provides a sense of orientation and evokes participation in CBD activities. Expanding the properties on the east and south sides of Biddle and Eureka to include arrival and identification is highly recommend by this design study . This intersection is strategic to the CBD because it allows direct pedestrian access to the Detroit river and the developments to the south. A riverfront promenade and look out pier further embellishes this connection. PORTSIDE MARINA AND SOUTH RIVERFRONT AREAS Potential for developments south of Pine Street bordering the river are continuing to be explored. Environmental pollutants have hampered development feasibility and it is still questionable whether this site can perform to the extent of marina, housing and recreation purposes proposed in a recently completed Riverfront Study. If indeed these activities are implemented based upon the assurances of protecting the health safety and welfare of its occupants, the potential positive impact of this development for the CBD are significant. Public access to the river front via connections north and south have been explored and has been highlighted in the Riverfront study. It is envisioned that a direct link along the river front to the CBD without the impedance _of noise, and visual obtrusion of the 12 �I I I I I I • • • • • • " "• • • • automobile, would be an asset to the public and retail establishments. Additionally the open space environment that the riverfront setting offers is a prime location for festival and fair oriented activities which would provide additional shoppers for the CBD. The on-going construction of marina and housing units on the north side of Pine Street in the portside area is a positive development. This demonstrates that high quality waterfront projects can be successful for those with imagination and the initiative to pursue them. BISHOP PARK Bishop Park has been utilized for fishing, picnicking and festival space. A fishing pier was recently constructed for public use and is actively used. This CBD design plan depicts a redesigned configuration of the parking lot to allow for an arbored promenade, central sculpture and extension of an additional sea wall north in the direction of the fishing pier. This extension engulfs a new port of entry for Wyandotte for pleasure craft. This concept indicates a day use boat dockage although longer term stays may also be accommodated. Improvements to the American Legion facility and a joint agreement with the city would allow for the sale of goods and services catering to boaters and park users. The American Legion structure is the most visible element in the park as seen from the waterfront. If this structure can be viewed as a resource to the community and if the American Legion organization would be willing to participate in a program that supports marine activities, a day use boat dockage facility could provide an effective way of capitalizing on the transient boaters (see elevation A) . The extension of an additional pier would also mark a position for the dockage of an entertainment cruise vessel along the south edge of the park's waterfront. People in route from lower southeastern Great Lakes and Canadian communities would port temporarily and become a potential market group for the CBD . To accommodate increased demand for parking in this area, a parking structure is proposed where the tennis courts presently exist. The tennis courts would be reestablished on the roof top of this parking deck. In addition, some park frontage would be taken to allow for the boat slips. A study should be conducted to determine how much frontage is necessary for the special demands of the boaters. These waterfront proposals strengthen Wyandotte 's position in the boating community and provide opportunities for CBD merchants to capitalize on increased activity by providing goods, services and entertainment needs. PARKING Parking on Biddle Avenue has continued to be an issue focused on convenience. During recent holiday shopping seasons, Biddle Avenue has supplied a portion of the demand by allowing parking in the center of Biddle A,;,enue. A special design sketch was requested to depict the integration of center street parking, pedestrian safety and design 13 �I I I I I I I I I II II • • • • • • • • amenities, (see Biddle Avenue Street Parking Study). In this sketch, mid block crossing with depressed curbs, bollards and changes in paving materials and patterns at the intersection will help to ward off risk of accident. These elements provide a clue to the driver that they are in a highly pedestrian oriented zone and to proceed with greater awareness. Speed limits within these blocks should be reduced to further encourage safety. Within these blocks are planter boxes constructed of light weight concrete. The use of trees in planter boxes in the street adds significantly to an urban streetscape feeling by softening the hard environment and aids in increasing motorist awareness. These tree planter boxes are designed to be removed by truck so streets can be cleared for parades and street fair activities. PARKING STRUCTURES During the inventory and analysis phase of this study and in workshop sessions the project team observed that issues of parking convenience, supply and identification are most important. The merchants confided that many employees park in adjacent lots and at curbside all day, discouraging their use for potential customers. This problem can be corrected through each proprietors better management of staff parking needs. Additionally, rear store entrances could provide important access to the shopping street and store owners are encouraged to improve the rear entrances where parking accessibility can be improved. Shops that do not desire rear entrances could still benefit from an enhanced area that contributes to an improved parking environment. The cost-benefit of parking structures is directly linked to the vitality of businesses in the downtown. According to the presentation on parking structures by Carl Walker and Associates, these facilities are considered viable when a healthy market place exists and continues to provide a revenue base that can fund the expected debt service and maintenance. As a demand for more retail space increases the potential for conversion of parking lots to parking structures may prove feasible . 14 �• L THIRD ST. SECOND ST. · ltt:<tJ EXISTING BUILDINGS I 1 INFILL BUILDINGS 11111111 INTERIOR MALL SPACE \111\1111111111! POTENTIAL SKYWAY CONNECTION FIRST ST. a: 0 C 0 0 a: ~ C. z w ::::, (/') w > a: :5 Q. 0 Q. OK OUT LOOK OUT PIER-t-~- A SCULPTURE-_;;;_,,.c......._...- @iluW §IF ~IBilllQ)(Q)lfil~ VAN ALSTYNE -r1--PARKING DECK WITH ROOF TOP TENNIS BUFFER PLANTING �• • • •Ill ~~ ~ !(\ " 111· • •II • • • • ~ Iil I i IilltI I(gJ ~ .... ~ . .: ~ I d] TI@ @ @ i ~ t::l ~ i ~ Ib ~ i d] lfilIJ �• • . ■ ■ II • • •If • • • • • • • ~ \ m1r~~(g§ §~TI@JINIJ ~lfCUJ[g]D@~ �•ill •iii \\ -,~ ,-~ ~~U-~~>A ~ \ ~~, ~?--~- -=:;: .~ _-"}\\_ r--,---_ A:::.'✓--_E.-:::_-z:_-_~~,l ~-,- ,~•---=, ~~---.,1ff~" 11 I B== ID.::,D1l l--..-1 w ~ a: w a: ...J <( <( 2 ::::> w 1111 w a. 0 (.) >en Iii Iii ill w, '", 2 w ...J 2 ~@~~u ~ :it, CONCRETE BANDS D~ ~ -a DEPRESSED CURBS tr ,:,' EXISTING PLAN ~:~ ill Iii iii ~Q~~~Q> tJ MID-STREET CROSSING li'I' &' Ii ~ I(,' e,' 1111 BRICK PAVING EXHIBIT A 52 SPACES Iii 111111 EXHIBIT B 56 SPACES ~ II �~r t- ~ ALLEY :c l w > w en l~cc ::> 0 u. LL - -- ART DISPLAY ~ ENRICHMENT PAVEMENT ~ OUTDOOR CAF~ RDCSEVELT PLAZA PLAN~:~ §llJJ~l§IK~ ~~IgIRJJlUJ{§ §§llJJ@~1fIJ(g) .4--..--..... Ji p ~ �EFFECTUATION �• • • • • • .. • EFFECTUATION The most important effectuating tool centers around cooperative interaction between all of the players who are committed to preserving, improving and bringing new development activity to the Central Business Area. A strong cooperative spirit between City government and the business community exists in Wyandotte. As is expressed as one of the goals of the downtown area plan, various interests including the Mayor, City Council, Downtown Development Authority, Planning and Rehabilitation Commission and the Merchants Association will cooperatively continue to work toward improving downtown area. THE MASTER PLAN FOR FUTURE LAND USE The Master Plan For The Central Business District Area as adopted by the Wyandotte Planning and Rehabilitation Commission sets a policy framework for the long term land utilization of properties in the CBD area. It also reflects the goals and objectives for the downtown area established through numerous workshop sessions involving widespread community interests. A number of public hearings conducted by the Planning and Rehabilitation Commission provided further input prior to adoption of the plan. The plan is based on information gathered at the present time given the existing circumstances. If the circumstances which shaped this plan change in the future, the plan may need to change as well. It is not a rigid document. It should be allowed to change to adjust to new trends and information and to allow for alternatives which may be desirable. Daily decisions, as they are formed week after week, month after month, and year after year, are those which create downtown as it exists at a given point in time. There have been all too many instances of logical, even inspired plans which failed to change the community in any effective way. To be effective a plan must live in the minds of those who make daily decisions to guarantee that those decisions are constantly working toward the final goal. It must also be recognized that change is a process, not an event. it happens slowly over a long period of time. DEVELOPMENT CONTROL The legal devices for plan effectuation include zoning, and building and housing codes. Development controls are the tools by which the City directs the daily changes occurring in a community. It is important to note that such controls are a means to an end and not an end in themselves. This point is highly significant since no controls of this type can ever be successful unless they are based on a sound understanding of the community and reflect the citizens' desires, needs, and concepts of what the community should be. 15 �ZONING ORDINANCE Zoning is the most important common type of development control. It consists of the regulation by districts (under the police power) of the height, bulk and use of buildings, the use of land, and the density of population. • There are a number of objectives to be achieved through zoning. It is intended to conserve and protect property values by encouraging the most appropriate use of lands and by preventing the intrusion of objectionable or incompatible uses in any given area. Further objectives are to facilitate adequate and economical provisions of public improvements and to maintain a high quality of community living. Zoning regulations restrict the freedom of the property owner, but at the same time protect him from the uncontrolled freedom of others. They prevent development that might be objectionable to the community as a whole. It is in this way that property values are maintained. • Legally, courts have been emphasizing that zoning must be based on a plan before it can be valid . The Master Plan For Future Land Use for Wyandotte's Central Business District Area provides the plan on which the zoning district map and the ordinance are based. A review of zoning districting in the CBD Area should be undertaken to assure that zoning reflects plan objectives . BUILDING AND HOUSING CODES There are other codes which are instrumental in encouraging high standards of development. These include the building code, the housing code, fire codes, sanitation codes, smoke abatement codes, air pollution codes, and many others. Building and housing codes are separate, distinct items. The building code is designed to insure that a structure is sound from an engineering viewpoint. The technical requirements are such to adequately provide for fire protection, proper ventilation, necessary strength to prevent collapse, and similar things. Housing codes are designed to protect the occupant of the structure in a different way; their purpose is to insure that there will be no overcrowding, that there will be adequate separate sanitary facilities and adequate light and heat, and that the arrangement and design of rooms will provide adequate facilities for occupants. Administrators of these codes working closely, with the planning program, can aid in cooperative area planning and orderly development. 16 �•I •I I I • • • • • • CAPITAL IMPROVEMENT PROGRAMMING Improvement planning, consisting of a capital improvement program and a capital budget are prerequisites to sound planning in any community. These processes involve the orderly budgeting of community funds in conjunction with a logical scheduling of the various required community improvements. The capital improvement program is designed for a period of years (normally five years) and is prepared anew each year with a reevaluation of community needs. The capital improvement program lists those improvements required in the community and establishes a priority (timing or phasing) for their construction. The capital budget is designed to allocate funds for the right project at the right time. In private lives, people plan in advance for those large items to be bought whether it is a home, a car, or vacation. The community, too, must attempt to anticipate its needs in advance so as to plan the financial outlays for maximum value with a minimum of sacrifice to the taxpayer. Public improvements are financed through taxes, and in order to have the highest economy and utilization of tax monies, a planned budget must be prepared . Community needs are listed according to priority need, and projects are scheduled over a definite time-period, generally five or six years. These are given priority and indication is made as to what year they will be performed in whole or in part, with items of greatest urgency handled first. The Downtown Development Authority in consort with the Mayor and City Council should assure that downtown area long and short term improvements are programmed into the City's overall capital improvements program . PLANNING - A CONTINUING PROCESS As previously stated - change is a process, not an event. The downtown plan must be a continuing process through time in a community aware of its changing needs. There must be a periodic review of the plan and of the data supporting the plan, with the necessary updating of various proposals or provisions. Data of the kind used in the planning process is perishable; that is, it becomes invalid or simply obsolete as time passes. New data, therefore, must be acquired, analyzed, and integrated into a revised plan as conditions change. 17 �• • • • • • • • •II • APPENDIX �I I I APPENDIX A II II • • • • • DEMOGRAPHIC PROFILE OF THE CITY OF WYANDOTTE WAYNE COUNTY, MICHIGAN NOVEMBER, 1988 �I I I SUMMARY Itemized below are the key findings and conclusions from the Demographic Profile of the City of Wyandotte. POPULATION TRENDS • • • • 1. Between 1970 and 1980 the City experienced a decline in its population base of over 7,000 persons. In the 1980-1987 period, the City's population tlad a slight gain. Despite this recent gain, longer range forecasts indicate a continuation of the historic trend of gradual population loss. 2. Among the many factors contributing to this loss is a declining birth rate, increased divorced rates and greater longevity of the population such that more older people are living along rather than as part of families with young children. These factors combine to create a shrinkage in the average number of persons per household . ·HOUSEHOLD AND HOUSING TRENDS 1. A household is an occupied housing unit. From 1970 to 1980, the City had a slight loss in the number of housing units. With this decline came a corresponding decline in the number of households. Much of this loss can be contributed to demolition activity undertaken to make way for either new non-residential construction or to eliminate substandard, deteriorated housing in residential neighborhoods. 2. Minimal new housing construction has occurred in Wyandotte in recent years. As a result, current household estimates indicate only a small household gain of less than 150 households since 1980. 3. The vacancy rate among housing units in 1980 in the City was 3%, indicative of a healthy housing market but one which also borderlines on having a shortage of a variety of housing vacant and available for move-in by persons desiring immediate residency in the City. 4. Compared to the County at large, the City has substantially fewer housing complexes consisting of five or more units per structure. The majority of the City's housing stock consists of single- and two-family dwellings, creating a relative lack of variety of housing choices. Additionally, a major portion of the two-family homes are estimated to be located in structures converted from single-family use. While many of these conversions have been done well, with good materials and design, others are less well planned. In several neighborhoods, the creation of a large A-1 �I I I I • •I proportion of two-family homes from former single-family homes has created a shortage of both on and off-street parking, over-usage of lawn areas and a general appearance of congestion which could eventually lead to blight. 5. This blight and/or the potential for it to occur also exists as a result of the overall age of the bulk of the City's housing stock, of which over 65% were constructed prior to 1950. While most of these older homes are well maintained, a large number of them are oversized or of antiquated internal design by modern-day housing standards . AGE TRENDS AND LIFE CYCLES 1. Public school enrollment has declined in the City over the last several years with continued declines anticipated. Despite this decline in school age children, households containing such children -as well as pre-school children, are anticipated to increase both in actual number and proportion of all households in the City. The growing trend toward working mothers and/or single parent families indicates that additional consideration must be given by both the City and School District toward meeting the growing need for child care programs and facilities . 2. In contrast to many other communities in the Detroit metro ·area, in Wyandotte , future trends indicate a gradual reduction of the number and proportion of households containing persons in their middle or retirement years. Households containing seniors, from the early 1970's through the present, have seen the greatest increase in numbers. This trend is now reversing. A possible reason for this reversal is the relative lack of housing types both attractive to and affordable by persons, in or nearing their retirement years who may no longer desire (or be able) to care for the large, older homes in which they earlier raised their families . SOCIOECONOMIC PROFILE 1. In comparison to Wayne County at large, Wyandotte has fewer of its residents employed as professionals, technicians, and managers than the County. These types of occupational classifications tend to be more stable and flexible, thus less susceptible to economic downturns which drastically effect areas tied to one sector of the economy. Wyandotte's large proportion of residents employed as craftsmen, operatives and laborers - many within the cyclic auto industry - is thus, more subject to economic downturns than would be the case with a more balanced resident labor force. 2. Keys for strengthening the earnings and occupational potential for Wyandotte residents may be education. Substantially fewer of the City's residents had any college education compared to the County at large. A-2 �I I DEMOGRAPHIC PROFILE ,. I I • • • Knowing the characteristics of an area's population, especially with respect to its household composition and age group distribution, are of critical importance in the planning process. For example, the demand for larger or smaller housing and whether it is multiple or singe family is to a large extent dependant on the composition of households. Households with young children .generally prefer multiple bedroom homes with both inside and outside play space. Those households with older children may need additional on-site parking on a regular basis, but tend not to need large exterior play areas. Households whose members have reached or are approaching their retirement years may desire to move to new housing which is smaller and/or easier to maintain than the homes in which they have raised their families. Additionally, the changing household and age group composition of a community impacts the need for various types of commercial and community services and facilities, recreation programs and recreational facilities . These demographic factors affect the City of Wyandotte both now and in the future . As such , an understanding of recent demographic trends and future prospects needs to occur as part of the preparation of the Master Plan for Future Land Use. POPULATION TRENDS • Between 1970 and 1980 the Wyandotte area experienced a general decline in its population from approximately 41,000 to 34,000 people. An estimated loss of 7,055, this represents a decrease of 17% for the decade. As a whole, Wayne County experienced a decrease in its population base of approximately 332,500 people during the 1970's. This was 12.5% of the 1970 population base . Estimates of 1987 populations are shown on Table 1. These estimates are derived from population and household forecasts developed by the Southeast Michigan Council of Governments (SEMCOG). They show that between 1980 and 1987, both the City of Wyandotte and Wayne County have experienced slight population gains. Wyandotte, with an estimated base population of 34,720 in 1987, increased by 714 people over 1980 figures. This represents a 2% gain. Wayne County with an increase of approximately 22,900 people for the period showed a gain of slightly less than 1%. Other population estimates for the City of Wyandotte and Wayne County prepared by Urban Decision Systems, Inc. estimates a population loss for both the City and the County for the period between 1980 and 1987. This is inconsistent with SEMCOG derived estimates which show a slight temporary gain for the period from 1980 to 1987. However, both data sources project decreases in population over the next several years. It may A-3 �I I I I • • • not be possible to resolve the inconsistency covering the 1980 to 1987 period between the two data sources until the next decennial census in 1990. For the purposes of this effort of community planning, the SEMCOG population and household estimates and forecasts will be utilized. Among the many factors which have contributed to Wyandotte's gradually declining population has been such factors as a declining birth rate, delayed age of marriage, a greater longevity of the population as a whole, increased divorced rates and the increase in two-earner couples. All of these factors and many others, have combined to create a smaller number of persons per household. When the average household size decreases, unless there are major numbers of new households being formed in a community, then a strong potential for population decline exists. In fully developed communities like Wyandotte, where there is a scarcity of vacant, residentially appropriate land, little room exists for new housing construction without major redevelopment. To date, this has not taken place. As a result, with a declining household size, the City's population has declined or remained essentially stable . Forecasts project that the City of Wyandotte will have a population of 30,294 in the year 2005. This is a loss of 4,426 people from 1987 SEMCOG estimates. As a point of comparison, Wayne County is also projected to experience a . general decline in population through the year 2005. The result will be a net population loss of 5,605 people for the County over this period. With the exception of neighboring Grosse lie and Brownstown Townships and the southern end of Trenton, relatively little vacant land exists in the immediate Wyandotte area either zoned or planned for significant amounts of new residential growth. This is not the case in the western and southernmost suburbs of the County. It is these latter areas which have been the focus of the County's recent growth and the anticipated location of most of its future population gains which may be insufficient to compensate for the losses expected to occur in the more heavily developed, older communities like Wyandotte, the rest of Downriver and Detroit. • A-4 �TABLE 1 POPULATION TRENDS: WYANDOTTE AREA NUMERIC CHANGE • • •II • 1970 1980 1987 2005 1970-1980 1980-1987 1987-2005 Wyandotte 41 ,061 34,006 34,720 30,294 -7,055 714 -4,426 Brownstown Twp. 7,088 14,447 21 ,467 35,767 -11,214 3,165 14,300 Ecorse 17,515 9,320 14,249 12,810 -3,068 -198 -1,439 Grosse Isle Twp . 8,306 45,105 9,566 11 ,451 -1 ,014 246 1,885 Lincoln Park 52,984 32,058 45,292 42,503 -7,879 187 -2,789 Southgate 33,909 22,762 32,371 30,630 -1,851 313 -12,741 Trenton 24 ,127 2,337,891 23,025 24,234 -1 ,365 263 1,209 Wayne County 2,670,368 2,337,891 2,360,759 2,355,154 -332,477 22,868 -5,605 HOUSEHOLD TRENDS A household is an occupied housing unit. From 1970 to 1980 the City of Wyandotte had a slight decline in the number of households from 12,922 to 12,889. This loss was due, in large part, to demolition of homes as part of various efforts by the City toward urban renewal. Thus, either older, often deteriorated housing located in primarily nonresidential areas of the City have been gradually removed to make way for new, non-residential development, or clearance of substandard housing in residential areas has occurred as part of neighborhood improvement efforts. Over the same period of time, Wayne County also experienced a loss in its total number of households from a total of 830,441 units in 1970 to 823,484 in 1980. The net loss for the decade was approximately 7,000 households. This is a loss of slightly less than 1%. According to SEMCOG estimates, Wayne County gained 34,508 households between 1980 and 1987. SEMCOG also projects that the County will gain another 133,632 households between 1987 and 2005. This translates to a 20% gain for the period between 1980 and 2005. The substantial household gain for the County as a whole is not, however, reflected in the City of Wyandotte which is anticipated by SEMC0G to see a household increase of less than 150 new households. Table 2 provides a summary of household trends in the City of Wyandotte, its neighboring communities, and Wayne County. A-5 �•I I II II Given the extensively developed character of the City, unless existing single family or two family homes are cleared to make way for new development, or, unless significantly new residential development occurs elsewhere in the City, such as along vacant or redeveloped former industrial areas of the Detroit River front, it is unlikely that this forecast of new household growth will be exceeded - or even come to pass. Indeed, household projections by Urban Decision Systems, which are based on recent U.S. Census estimates and projections, anticipate a gradual decline in the number of households in the City. In order to prevent the potential loss of population and housing from having a negative impact on the City's existing and planned industrial, commercial and office base, a serious attempt must be made to encourage the retention of the types of housing attractive to the City's present and future residents. An improved housing stock can substantially aid the City's potential support for its business community. Housing that is attractive to persons of middle and upper incomes, can retain or bring such people into the City. Thus, the extent of retail sales dollars that the City's merchants can pursue will be increased and the vitality of the City's downtown improved. Attractive and suitably designed housing can draw corporate decision makers into the City who desire to locate their businesses near their homes. Finally, attractive neighborhoods, containing appropriate mixes of housing with a range of value levels and structural characteristics will appeal to a range of lifestyle needs, enhancing the City's vitality and its quality of life. · TABLE 2 HOUSEHOLD TRENDS: WYANDOTTE AREA NUMERIC CHANGE • 1970 1980 1987 2005 1970-1980 1980-1987 1987-2005 Wyandotte 12,922 12,889 12,908 13,053 -33 19 145 Brownstown Twp. 2,039 6,070 7,098 15,285 4,031 1,028 8,187 Ecorse 5,326 5,076 5,140 5,477 -250 64 337 Gross Isle Twp. 2,167 2,976 3,235 11 ,451 809 259 8,216 Lincoln Park 15,999 16,583 16,650 17,358 584 67 708 Southgate 9,189 11,032 11,795 13,444 1,843 763 1,649 Trenton 6,530 7,691 8,155 10,590 1,161 464 2,435 Wayne County 830,441 823,484 857,992 991,624 -6,957 34,508 133,632 Source: U.S. Census; SEMCOG A-6 �I I TABLE 3 HOUSEHOLD CHARACTERISTICS I 1980 Total Housing Units I CITY OF WYANDOTTE I WAYNE COUNTY 13,287 875,018 3.0% 5.8% 12,889 824,267 Owner Occupied 67.3% 62.6% Renter Occupied 29.7% 31.6% 2.63 2.80 $35,058 $32,597 $195 "$166 One Unit 72.9% 68.5% Two Units 12.9% 11 .6% Three-Four Units 4.8% 3.7% Five+ Units 9.3% 16.2% 1970-1980 4.2% 10.1% 1960-1969 7.7% 12.2% 1950-1959 22.6% 23.9% 1949 or earlier 65.5% 53.9% Stability 66.7% 60.9% Turnover 6.6% 7.4% Estimated Occupied Housing Units 12,908 849,347 Estimated Persons Per Household 2.68 2.75 Percent Vacant Occupied Housing Units Persons Per Household Median Value Owner Occupied Non-Condominium Units Median Contract Rent Units in Structure Year Built • 1987 Source: U.S. Census; SEMCOG A-7 I �I • • • • • • • • • • TENURE OF OCCUPIED HOUSING 1980 70% ~ I b ~ ~ 50% renter 40% Fig. 1 30% 20% 10% 0% W'r'/>NOOTI[ WAYNE STRUCTURAL CHARACTERISTICS 1980 ~ 5 • owner 60% ~b ~ 80% W',1',,@A 70% one fan ~ 60% two fan ~ 50% m.Jlti. fern 40% Fig. 2 30% 20% 10% 0% W'r'..ANDOTTE WAYNE �•I ii • • HOUSING CHARACTERISTICS HOUSING TENURE AND VACANCY LEVELS Table 3 presents an overview of some key 1980 housing characteristics for the City of Wyandotte and Wayne County. The table indicates that the City of Wyandotte has a vacancy rate of approximately 3.0%. This is almost half of Wayne County's 5.8%. The fact that Wyandotte has a greater percentage of owner occupied housing may be the reason for its lesser vacancy rates as compared to Wayne County . A vacancy rate within a range of 3 to 5% is indicative of a stable residential situation. Levels below this would correspond to a very tight housing market. This can have the ill effect of forcing people out of a community should they desire to change residences, due to a relative lack of available homes to buy or lease within their same community. The citywide vacancy rate in 1980 of 3% was about the lowest rate acceptabl~ for a healthy housing market. STRUCTURAL CHARACTERISTICS • • • The Census concept of the number of units per structure does not provide a complete count of what is defined by urban planners as two-family housing. The planning definition of such a term is a housing situation in which there are two dwelling units, structurally connected in some fashion, located on the same parcel or lot. However, for the purposes of this planning effort, the Census definition of two units per structure is presumed to be the same as the planning definition. This is despite the fact that the Census definition would not consider side-by-side attached units, each with separate entrances from front and rear, as a two-unit structure. These type of units, commonly known as a townhouse or attached ranch style of units fall within the planning definition of two-family homes. The Census would consider as two-unit structures those cases in which one dwelling is located over the other (a flat arrangement) or situations in which a single exterior door leads to separate lower and upper units or to separate side-by-side units. Since these latter two situations are estimated to account for the great majority of the two-family housing situations found in Wyandotte, the Census count of two-family units is considered acceptable. The distribution of dwelling units by structural type, as shown on Table 3, indicates that there is a general similarity between the City and the County. The main difference which can be observed is the percentage of structures containing five or more units. 1980 Census counts indicate that only 9.3% of the City's total housing units were in structures containing five or more units compared to over 16% of units county-wide. This differential between City and County could be indicative of several situations. First, it may imply that the market has not shown sufficient pressure in Wyandotte for the construction of larger forms of multiple-family housing. At the same time, it may mean A-8 �•I I • that a market may exist in Wyandotte of which area residential developers may not have taken advantaye. Another reason for this differential may be the lack of sufficiently sized parcels in the City to accommodate larger multiple-family buildings. It should be noted that from a demographic standpoint there is a need .directed towards households containing fewer people. One possible means of accomplishing this is through the construction of multiple-family housing. Another means, and one which appears to have been extensively followed in Wyandotte, is for the subdivision of larger, former single-family homes into structures containing two or more dwelling units. If done effectively and well, with high quality of construction and design, and combined with adequate on-site parking and open space, this latter solution can positively contribute to the vitality of a community. If, however, converted units are poorly designed, constructed and located on undersized parcels of land, neighborhoods can begin to deteriorate as problems of structural deterioration and parking problems escalate. HOUSING TENURE Multiple-family housing is generally, either condominium or rental property. Figures show that there are more single-family homes in Wyandotte than homes which are owner occupied. When the number of homes for sale is included in the calculations, there is still a large extent of single-family homes not owner occupied. This indicates that there is a large number of such homes being rented. Estimates are that the proportion is about 7.7%. Thus, there are two possible conclusions. One, is that housing which cannot be sold is being rented. Given the low vacancy rates this is probably not true. The other conclusion, is that there is a need for rental housing which cannot be sufficiently met through the types of multiple-family housing now existing in the City. AGE OF HOUSING STOCK • • • The City of Wyandotte contains a large amount of older housing. In total, 65.5% of its housing was constructed before 1949. This is well above Wayne County's 53.9%. Older housing can be of great benefit to a community. If well maintained, it lends character to a community. Also, ·homes of this era tend to be of very solid construction with a number of homes being architecturally significant. At the same time older housing is, all too often, a disadvantage to communities. It tends to be much larger, suited to a larger or extended family lifestyle that is now obsolete. Thus, older housing may be abandoned or unkept which can lead to a blighting affect. Additionally, the presence of concentrations of such older, larger homes can create an impetus toward conversion to two-family homes in response to market demand and the financial needs of the owners. The next largest segment of the City's housing stock was constructed during the 1950's. An estimated 22.6% of the City's housing falls within this range, a proportion similar to A-9 �• • • • • • that of the County as a whole. This concentration of housing built in the 1950's is a reflection of the post-war housing boom and the large suburban growth characteristic of the 1950's . The City's housing stock appears to have few homes dated post 1960. Only 7. 7% of the City's total housing was constructed during the 1960's. Only 4.2% of the housing was built between 1970 and 1980. At a total of 11.9%, this lags behind Wayne County's post 1960 construction of estimates of 22.3% . PERSONS PER OCCUPIED HOUSING UNIT For the City of Wyandotte in 1980, there was an average of 2.63 persons per household. This is somewhat smaller than the figure of 2.80 persons per household in Wayne County. According to calculations based on SEMCOG estimates, the figure slightly increased over the period between 1980 and 1987 to 2.68 for Wyandotte. Wayne County 's figure declined to 2.75 persons per household. This slight increase for Wyandotte represents a slight bend in the curve but not a continuing trend. Projections from both SEMCOG and Urban Decision Systems, Inc. show a gradually declining number of persons per household for the City of Wyandotte as well as Wayne County. HOUSING VALUE • In 1980, housing values in the City of Wyandotte were significantly higher than comparable values in Wayne County. The median value of owner occupied , noncondominium units in the City of Wyandotte was $35,058 in 1980. This is about $2,500 above the median value of $32,597 in Wayne County. The 1980 median contract rent in Wyandotte was also higher than that for Wayne County as a whole. STABILITY AND TURNOVER Stability is a measure of the proportion of an area's households living in the area who also lived in the same house five years earlier. Thus, it is a measure of a neighborhood's transience . In 1980, the City of Wyandotte had a 66.7% stability rate. This is 5.8% above the rate for Wayne County. A high stability rate represents commitment to a community. It suggests job stability and faith in the community's future. • In contrast to the five year period measured by "stability," the term "turnover" is a measure of the percent of households who have moved into their residence within the single year prior to the Census. The turnover rate of both City and County are similar: 6.6% and 7.4 %, respectively. A-10 �•I I • • • • • • • • AGE TRENDS AND LIFE CYCLES Changes in the number and proportions of various age groups that make up the City's population can affect the housing needs, recreation needs, shopping preferences and other community concerns. The following is a discussion of Wyandotte's age and life cycle trends and their implications for planning and community development. Included are tables and graphs to help illustrate and summarize specific aspects of the analysis . PRESCHOOLERS In recent years, the number of preschoolers has remained relatively stable with only a slight decrease in both number and percentage between 1980 and 1987. Table 5 indicates that households containing very young children are anticipated to remain a relatively stable proportion of all households in the area. It is projected that after 1987 the number and proportion of preschoolers will increase until they represent 8.15% of the population in 2005. This is not a sizeable difference, but it demonstrates that a continuing community concern with facilities and programs directed to this age group is a necessity . (See Table 5 and Figures 1 and 2.) With the number of working mothers on the rise , daycare and other programs directed towards the very young have been a growing concern. The abiiity to provide good programs and services for preschoolers is not just a social, but an economic issue. It is in the best interest of the community to keep employed those who demonstrate an ability and desire to work. Through greater provision of preschool care programs by the School District and zoning standards in the City's Zoning Ordinance which encourage the development of well planned daycare facilities, the City can work to ensure that the needs of its citizens are met in a safe and responsible manner. SCHOOL AGE CHILDREN Citywide, total public school enrollment has declined from over 4,900 children in 1980 to less than 4,700 in 1987 as shown on Table 6. The lowest enrollment in the elementary grades K-6 since 1980 was in 1982, when 2,352 elementary school children attended the City's schools. Since 1982, however, the trend for elementary enrollment has been steadily upward such that by the 1987-1988 school year, the number elementary school children surpassed that found in 1980-81. We note, however, that since its peak in 1984, the number of kindergarten children has been decreasing and is now far less than 1980 levels - though still in excess of its lowest level, experienced in 1981. Recent enrollment at the City's junior high schools (grades 7-9) remains below that found in 1980. However, even at its lowest levels in· this decade, found in 1984, the total number of such children was only 133 less than the 1980 level. This is largely due to the A-11 �• • • • • • • • • fact that although the population is gradually declining, the proportion of school age children that are between the ages of 5 and 14 is increasing. In the near future , the growth at the elementary levels may soon be reflected in the junior high grades . High schoolers continue to decline in numbers in the City, from a 1980 level of over 1,200 children to 1,024 in 1987. While the rolling increase found at the elementary levels may eventually make its way forward to the high school grades, in the long run , there will continue to be an overall decrease of school age children in the City . In sum, while the sheer numbers of school age children in the City are anticipated to decline, households containing such children will account for an increased proportion of all households in the area. As a result, the possible willingness of residents to have the City and School District increase expenditures for child related programs and facilities , may increase over present levels . Because the overall decline in the number of children, the pressure to accommodate them in existing schools and city parks will decrease from current levels. Thus, there may be opportunities for alternative uses of school sites and small scale, neighborhood oriented, city parks for other than child related purposes . TABLE 4 HOUSEHOLDS BY LIFE CYCLE WYANDOTI'E 1980 • 2005 NUMBER PERCENT NUMBER PERCENT NUMBER PERCENT Head aged less than 35 yrs. 1,915 14.86% 1,782 13.81% 1,788 13.70 Head aged 35-64 yrs. 4,239 32.90% 4,035 31 .26% 4,102 31 .43% Head aged 65 + yrs. 2,460 19.09% 2,422 18.76% 2,148 16.46% 8,614 66.85% 8,240 63.83% 8,038 61 .59% Youngest less than 6 yrs. 1,904 14.78% 1,987 15.39% 1,966 15.07% Youngest 6 + yrs. 2,367 18.37% 2,682 20.TT% 3,046 23.34% Total with children 4,271 33.15% 4,669 36.17% 5,012 38.41 % Total Households 12,885 100.00% 12,908 100.00% 13,050 100.00% LIFE CYCLE • 1987 Households without children (by age of household head) Total without children Households with children (by age of youngest child) Source: U.S. Census SEMCOG Small Area Forecasts, 1984 A-12 �•I I I • • • • • • TABLE 5 AGE GROUP DISTRIBUTION WYANDOTIE 1980 AGE GROUPS 1987 2005 NUMBER PERCENT NUMBER PERCENT NUMBER PERCENT 0-4 2,377 6.99% 2,361 6.80% 2,470 8.15% 5-14 4,478 13.17% 5,069 14.60% 4,631 15.29% 15-19 3,023 8.89% 2,784 8.02% 2,307 7.62% 20-34 9,074 26.68% 8,326 23.98% 6,250 20.63% 35 -44 2,934 8.63% 4,524 13.03% 4,466 14.74% 45 -64 7,935 23.33% 7,362 21 .20% 7,288 24.06% 65 + 4,185 12.31% 4,296 12.37% 2,878 9.50% Total 34,006 100.00% 34,722 100.00% 30,290 100.00% Source: U.S. Census, 1980 SEMCOG Small Area Forecasts, 1984 FAMILY FORMING The age range between 20 and 34 years is labeled the family forming group. This group has seen a steady decline since 1980. This decline is anticipated to continue through the year 2005. In 1987, persons in this age group represented almost 24% of the population ; a decrease of about 3% since 1980 . MATURING FAMILIES The age range between 35 and 64 years old constitutes the maturing families group. Not surprisingly, this group has been increasing in number and proportion. Included in this age range are persons in the age group commonly called "baby boomers." Born in the period between 1946 and 1964, such persons are an inordinately large proportion of the nationwide population. It is this age group which is generally presumed to have entered their peak earning years, in contrast to younger adults and retirees whose incomes generally fall at lower ends of the economic scale. As they age, they will cause an increase in the proportion of persons in older age groups. SEMCOG estimates that by the year 2005, the age range from 45-64 years will constitute 24% of the City's population. The entire "maturing families" group will constitute almost 39% of the population by 2005. A-13 �I I I I •■ • • • • HOUSEHOLDS WITH CHILDREN CITY OF WYANDOTTE ~W"ff/43 <6 yrs. ~ 6+ yrs. Fig. 3 1980 1987 2005 BY /J.Gf. 0::- YCUNGEST 011..D AGE DISTRIBUTION TRENDS CITY OF WYANDOTTE • ~ 5-14~ W/ff/ffff/21 15-19~ ~ 20-34~ t1///ff//1//41 35-64~ 65+~ 1980 1987 ,t,,G£. GRCX.JP BY YEAR 2005 Fig. 4 �•II •I • • • • • • • •II • SENIOR CITIZENS Since 1980, the number and proportion of senior citizens has remained relatively stable . The number of seniors rose slightly from 4,185 in 1980 to 4,296 in 1987. Projections, however, show a decline in the number of seniors to 2,878 for the year 2005. This is a loss of 1,418 people from levels found in 1987. At the same time, the proportion of seniors in the City's population make-up is also projected to decrease from 12.37% in 1987 to 9.50% in 2005 . SOCIOECONOMIC PROFILE An area's housing stock and the age and household composition of its residents impact that area's needs for community services and facilities. Additionally, from an economic standpoint, the employment pattern of its residents, their income and their educational levels all interact to determine the overall character of the area. Table 7 provides an overview of selected socioeconomic characteristics of the City of Wyandotte as compared to Wayne County . The City of Wyandotte, according to 1980 Census data, has a greater median income than Wayne County. According to 1987 statistics prepared be Urban Decision Systems, Inc. , based on Census data, this trend, though somewhat narrowed,·has continued. The City has a higher proportion of households with incomes between $10,000 and $35,000 in comparison to the County. The high number of households with incomes under $10,000 for Wayne County is one reason that Wyandotte's median income is higher. Furthermore, although Wayne County does have a slightly higher number of households in the upper income range, (greater than $50,000), it is not enough to compensate for the abundance of lower income households and lack of mid-income households. In terms of occupations, the City of Wyandotte has fewer people in the professional, technical, managerial and clerical areas than Wayne County. These jobs tend to be more stable and flexible and thus, less susceptible to economic downturns which drastically effect areas tied to one sector of the economy. Wayne County as a whole is still very dependent upon the automobile industry. Wyandotte, having a large segment of its population within the crafts, operatives, and laborers occupations may be especially susceptible. It is in the best interest of the people and the economy of the community to diversity industries and occupations. Keys for strengthening the earnings potential of Wyandotte residents may be greater education. The correlation between education and occupation is apparent from 1980 Census data. In the City of Wyandotte, only 19.0% of the population over 25 years of ·age has had some college education. This compares to the Wayne County statistic of 26.2% (a 7.2% difference). A-14 �I I •I •I • • • • • • • • • • • Greater education and job training can enhance job skills and create greater job flexibility. A variety of training programs exist, both for school age children and older persons , at public schools in the Downriver area at the Wayne County Community College , the Downriver Community Conference, and at area vocational specialty schools as well as through local school districts. Widespread distribution of information about such programs and financial assistance and/or child care assistance might assist Wyandotte residents to enhance their job skills and thus their earning potential. While such programs are not typically part of a Master Plan for Future Land Use, they form an integral part of a community's overall approach toward maintaining and increasing the quality of life and the economic climate within the community. A-15 �• • • • • • • • TABLE 7 CENTRAL SOCIAL AND ECONOMIC CHARACfERISTICS: 1980 I I CITY OF WYANDOTTE Income : Median Household $19,463 I WAYNE COUNTY $18,629 Income: Distribution (Household) Less than $10,000 26.1% 28.9% $10,000-$19,000 25.2% 24.4% $20,000-$24 ,999 13.5% 12.0% $25,000-$29,999 11 .8% 10.1% $30,000-$34 ,999 8.9% 7.7% $35,000-$39,999 5.7% 5.6% $40.000-$44,999 6.2% 6.2% $50,000-$74,999 2.1% 4.1% $75,000+ 0.4% 1.0% 12.17 ·12.32 19 26.2 Professional , Technical , Managerial 16.8% 22.2% Clerical 16.9% 19.1~ Sales 8.6% 8.5% Crafts 17.3% 12.3% Operatives 19.4% 17.9% Service 14.4% 15.5% Laborer 6.3% 4.2% Other 0.4% 0.3% 28.4% 28.2% Median Years of School Completed Any College• In College 1980 as % of persons 18-34 yrs. Occupation Non Family Households * Based on persons 25 + years. Source: U.S. Census A-16 I �• • • • • • • • • APPENDIX B AN OVERVIEW OF THE MARKET POTENTIAL FOR DOWNTOWN WYANDOTTE SEPTEMBER, 1989 �• • • • • • • COMMERCIAL MARKET ANALYSIS This commercial market analysis is undertaken to provide the City of Wyandotte with realistic guidelines by which to determine the future course of commercial development in the City's Central Business District. Such planning will enable the City to meet the challenges of a strong business climate by providing ample land area, good parking and a good circulation system capable of attracting new businesses to the CBD while retaining viable existing businesses . EXISTING COMMERCIAL LAND USE Before the commencement of any demographic or economic analysis of the CBD's commercial potential, a land use survey was conducted to ascertain the extent of the existing commercial base. Commercial uses were divided into four main categories ; convenience, comparison, and general commercial, and restaurants & taverns. The following table presents an accounting of the gross floor area associated with almost 120 commercial establishments located in or near the Wyandotte CBD. It should be noted that floor area has been allocated to the CBD and to the "fringe" area. The latter is the commercial area that lies outside the main clustering of commercial development within the CBD . • • B-1 �• • • • • TABLE 1 EXISTING COMMERCIAL FLOOR AREA WYANDOTTE CBD AND FRINGE GROSS FLOOR AREA I I I CBD FRINGE I TOTAL I Convenience Establishments Food 14,568 2,157 16,725 Drug 18,510 -- 18,510 Personal Service 5,596 3,020 8,616 - - -- 38,674 5,177 43,851 General Merchandise -- -- Furniture, Appliances 131 ,612 Apparel 40,413 Shoes 4,605 Other Comparison 77,349 ----- 253,979 -- 253 ,979 General Commercial 149,434 14,984 164,418 Restaurants and Taverns 91 ,137 -- 91 ,137 533,224 20,161 553,385 Hardware TOTAL Comparison Establishments TOTAL GRAND TOTAL SOURCE : 131 ,612 40,413 4,605 77,349 Vilican-Leman & Associates, Inc. field survey, April 1982 - Wyandotte Assessor's records, May, 1982. PRIMARY MARKET AREA One of the first steps involved in a commercial market analysis is the determination of the Primary Market Area (P.M.A.) of the area under study. Generally, shopping centers that contain a mix of convenience, comparison and restaurant establishments of a scale similar to Wyandotte's will have a trade area extending five to ten miles. The former distance is believed to be applicable to Wyandotte's CBD due to its lack of a major name anchor in the form of a department store. This estimate was confirmed by interviews with selected CBD retail businessmen who indicated ttiat roughly 70- 80 percent of their trade appears to be drawn from within !ive miles. B-2 �I· 94 TAYLOR •Iii • • • • • • • ....• ll) ..... I : ·- , WOODHAVEN 0 2MI. iiiiiiiiiiiiiiii1!!!!!!!!!!!!!!5iiiiiiiiiiiiiiiiiiiiiiiiiiil TRADE AREA �Ii II Ii II Ill Ill II II The P.M.A. of the Wyandotte CBD contains all or portions of twelve communities. However, nine communities form the bulk of the P.M.A. These communities include: Wyandotte, Allen Park, Ecorse, Grosse lie Township, Lincoln Park, River Rouge, Riverview, Southgate and Trenton. MARKET SHARE The sales potential of the P.M.A. 's residents was estimated and translated into supportable floor area. This floor area was then compared to the floor area of the CBD to obtain an evaluation of the CBD's strengths and weakness. A similar operation was conducted with the sales potential of the City of Wyandotte's 30,000 + residents. Table 2 presents the results of this analysis. Due to the widely diverse nature of general commercial uses and their relatively low ties to specifics of geographic location, no market share is computed for these uses nor are sales estimated for their respective supportable floor areas at this time. Table 2 is the result of comparing the floor area existing within the CBD to that supportable by the residents of the two different geographic areas (City of Wyandotte and P.M.A.) . •II ii 8-3 �• • • • • • • • ~ TABLE 2 CBD MARKET SHARE OF SUPPORTABLE FLOOR AREA CBD MARKET SHARE* CITY OF WYANDOTTE PRIMARY MARKET AREA Food 10.1% 1.6% Drug 47.5% 7.9% Personal Service 14.6% 2.5% -- -- 14.1% 2.3% General Merchandise -- -- Furniture, Appliances 345.9% 53.6% Apparel 89.5% 13.9% Shoes 60.7% 9.4% Other Comparison 104.3% 18.0% 77.4% 12.3% 78.1% 12.4% 53.5% 8.3% Convenience Establishments Hardware TOTAL Comparison TOTAL •II • • • Restaurants and Taverns TOTAL SOURCE: Vilican-Leman & Associates, Inc. from estimates of sales from Urban Decision Systems; 1977 Census of Retail Trade; 1977 Census of Selected Services; and Dollars and Cents of Shopping Centers, Urban Land Institute . * Includes market share attributable to CBD core and fringe area. ANALYSIS CONVENIENCE MARKET Generally, convenience stores in a CBD serve the residents and employees of a fairly restrictive geographic area (two - three mile drive). To the extent that other supermarkets serve the same geographic area, the population of that area must be larger since its sales potential is "shared" between the different stores: 8-4 �• • ■ ■ ■ ■ • • Therefore, it becomes obvious why the convenience stores in the CBD are small and do not exert a suustantial draw to either P.M.A. residents or to the City as a whole . The presence of full sized conveniently located competition probably contributed to the closure of the CBD's only grocery. There are five specialty stores within the CBD and two in the fringe area. These food stores are generally small party stores as well as a limited few food specialty stores selling baked goods and the like. The other convenience stores are generally scattered throughout the CBD and the fringe area. It appears that the CBD does not exert strong convenience commercial draw to an area much beyond its boundaries. Unless the resident population of the CBD were augmented substantially, most likely through the development of high rise housing, and that augmented resident base were of at least moderate income, significant additional convenience floor area would not be warranted although the total convenience floor space may increase over time with uses shifting in nature and to new locations . It is likely that over a period of time, several of the smaller family run personal service establishments and food stores may close. Since several of them are surrounded by single or two family residential uses, their reuse for residential, rather than commercial purposes, is desirable. COMPARISON MARKET It can be seen from Tables 1 and 2, that while the CBD no longer offers P.M.A. and City residents a department or general merchandise store, its mix of other comparison uses is strong. With recent retail trends creating a shift in demand away from traditional department stores to discount and catalogue stores and to small specialty shops, the CBD's concentration of miscellaneous comparison stores, apparel and shoe stores should continue to prove quite viable. In addition, when a percentage of market share is greater than 100 percent, it means that the CBD's floor area is providing more space than that directly supportable by the specific geographic area, indicating a substantial draw beyond that geography. Thus, the 345+ percent share of the City's furniture store potential suggests that the CBD's draw of sales is to an area well beyond the City limits. To take advantage of the trend away from the department store's impersonal service to the individualized attention found at many smaller specialty shops, additional comparison floor space could be developed in the CBD, such as more shoe and specialized apparel stores. The CBD's proximity to several downriver marinas could act as a theme promoting boating wear and fishing equipment stores. The recent and apparently pervasive emergence of the trend toward jogging or running for recreation lends support to the establishment of an athletic footwear stor~. B-5 �• • • • • •II • •.. II • •II • • • • • As indicated in Table 2, the unusual strength of the CBD's furniture stores warrants the opportunity for furnishing accessory establishments such as art galleries that offer sculpture, glass and wall hanging and other related accessories that would serve to complement furniture stores. These facilities could be developed either as entirely new stores or expansions of present stores . As noted earlier, restaurants and taverns play a large and growing role in the CBD's commercial base. As the City of Plymouth, in northwestern Wayne County, has grown into a major furniture, specialty store and restaurant center, capitalizing on its historic structures and viable residential base, it appears Wyandotte's CBD is becoming the main non-shopping center commercial force for the downriver area . FUTURE POTENTIAL Over the next two decades, regional planning officials at SEMCOG have projected a continuing decline in the P.M.A. population while, at the same time, an increase in actual number of households. This seeming discrepancy is a direct result of decreasing household size resulting from a variety of factors. Generally, while fewer people mean a lower aggregate sales volume of some goods and services, the potential sales volume of other goods and services may increase, being tied not to population but to households. Types of commercial establishments such as furniture and home furnishing stores are generally not as adversely effected by a population decline as food stores when such population decline is coupled with a household increase. However, the amount of furnishings and scale of such materials sold to smaller households is generally less. Thus, the overall aggregate sales of furniture stores might decline unless the product mix is changed to match the changing market. Table 3 presents projections for the floor area supportable by the projected population of the P.M.A. for the years 1990 and 2000 and Table 4 shows potential targets of market share for such floor area compared to the current market share . It should be noted that all projected floor area targets are approximations of what could happen provided sufficient land area and parking were available. Neither the projected floor area nor the market share are hard and fast numbers. This is especially true with regard to the distributions of floor area among commercial subcategories. Instead, the numbers are intended to reflect the perceived strengths and weaknesses of the CBD so that recommendations regarding the future direction of growth can be made . B-6 �• • • • • •II • • • • • • • •II • TABLE 3 PROJECTED SUPPORTABLE CONVENIENCE AND COMPARISON COMMERCIAL FLOOR AREA WYANDOTIE CBD PRIMARY MARKET AREA COMMERCIAL CATEGORY CBD & FRINGE EXISTING FLOOR AREA (SQUARE FEET) SQUARE FOOTAGE, PRIMARY MARKET AREA 1981 1990 2000 Convenience Establishments Food 16,725 1,023,400 948,400 944,300 Drug 18,510 237,400 220,CXXl 219,000 Personal Services 8,616 347,CXXl 321 ,500 -:. 20 ,100 - 111 ,500 103,400 103,000 43,851 1,719,300 1,593,300 1,586,400 General Merchandise - 1,046,300 969,600 965,400 Furnitu re, Appl iances 131 ,612 245,500 227,500 226,500 Apparel 40,413 291 ,CXX) 269,700 268,500 Shoes 4,605 48,800 45,100 44,900 n ,349 430,500 398,900 397,200 253,979 2,062,100 1,910,800 1,902,500 91 ,137 736,900 682,900 680,CXXl 388,967 4,518,300 4 ,187,CXXl 4,1 68,900 Hardware TOTAL Comparison Establishments Other Comparison TOTAL Restaurants TOTAL SOURCE: Vilican-Leman & Associates, Inc. estimates. NOTE: It should be noted that the 1990 and 2000 projections represent a conservative projection solely based on per capita sales. The changing character of the population and its households will most likely increase the sales potential somewhat in at least the comparison categories since children's clothes, furnishings, etc. are generally less expensive than those for adults. Children will represent a smaller proportion of the population than at present. Also, drugstore sales will increase since an older population generally requires more pharmaceutical goods. Personal services will also likely be higher than projected since older persons tend to use tailors, barbers, beauty shops, dry cleaners and the like more frequently than younger persons . B-7 �ii • • •Ill -ii •II • •II II • • • TABLE 4 PROJECTED MARKET SHARE TARGETS WYANDOTIE CBD OF THE CBD PRIMARY MARKET AREA 1990 1981 I I SHARE I SQ.FT. I SHARE I 2000 SQ.FT. I SHARE I SQ.FT. I Conven ience Establishments Food 1.6% 16,725 2.3% 24,000 2.5% 24,000 Drug 7.9% 18,510 8.4% 18,500 8.5% 18,500 Personal Services 2.5% 8,616 2.2% 7,000 1.7% 5,600 - - - - - - 2.3% 43,851 49,500 3.0% 48,1 00 General Merchandise - - - - - - Furn iture, Appl iances 53.6% 131 ,612 61 .1% 139,100 64.4% 145,900 Appare l 13.9% 40,413 17.8% 48,000 19.4% 52,000 Shoes 9.4% 4,605 14.6% 6,600 22.3% 10,000 Other Comparison 18.0% TT,349 21 .7% 86,700 23.9% 95,000 12.3% 253,979 14.7% 280,400 15.9% 302,900 12.4% 91 ,137 13.9% 95,100 14.6% 99,000 8.6% 388,967 10.2% 425,000 10.8% 450,000 Hardware TOTAL 2.8% Comparison Establishments TOTAL Restaurants TOTAL SOURCE: Vilican-Leman & Associates , Inc. It can be seen from Table 4 that an additional 36,000 square feet of floor space is recommended for development by 1990 followed by 25,000 by the year 2000. The higher increase by 1990, then between 1990 and 2000, reflects the reuse of the 11,200 square foot Lucky Strike Market for convenience commercial. The distribution of CBD (and fringe) floor space will shift to a higher proportion of comparison uses over time. The increase in floor area for food is somewhat misleading since instead of "new" convenience space, it included retention of the Lucky Strike Market as a food store or grouping of food stores. B-8 �There are almost 43,000 1 square feet of first floor building area vacant in the CBD. Much of this floor space may be too small, in poor condition or too far off the main commercial streets to be suitable for many commercial uses. It is anticipated that at least one-quarter of this vacant space can be used to meet the projected targeted floor space. Utilization of this area would then leave approximately 50,500 square feet of additional floor space to be developed by the year 2000. It is further anticipated that over a period of time some of the existing general commercial uses in the CBD will be phased out. While these floor areas may offer expansion potential for other commercial uses, the extent cannot be readily projected. = II It is concluded that at the minimum, to meet the expansion/relocation requirements of present CBD businesses and allow for new concerns, a minimum land area capable of accommodating between 40,000 and 50,000 square feet of commercial floor area be designated for such use. Determination of the amount of land required depends on analyzing the parking and other site plan requirements for business uses. Further, this analysis is closely allied to the examination of parking availability for present commercial uses. I II II II •II II II -II • This included the Lucky Strike Market which was vacant at the time this study was undertaken. 8-9 �•Ill •II •II II •II •II • •Ill • • •II • APPENDIX C AN OVERVIEW OF PARKING NEEDS FOR DOWNTOWN WYANDO'ITE DECEMBER, 1989 �• PARKING NEEDS II •II II II II II II II This element of the design study of the CBD will review and discuss the following basic parking concerns relative to the Wyandotte CBD . 1. Existing parking need to meet present demands. 2. The proper distribution of parking. 3. Providing adequate parking to meet projected development. commercial growth and The attached parking study map provides peripheral lines involving two basic areas of study. These two areas include the delineated critical CBD core area and an overall study area. The overall study area contains 46 blocks and extends from Orchard Street to Superior Street, between Fourth and Biddle; from Eureka Road to Poplar Street, between Biddle and the Detroit River and from Superior Street to Mulberry Street, between First and Van Alstyne. EXISTING PARKING INVENTORY Within the designated study area there presently exists a total of 67 off-street parking lots. These lots range in size from two and three car parking areas adjacent to an individual business, to large improved lots containing hundreds of marked parking spaces. • • •II II , At the present time there exists a total of 3,683 parking spaces within the total study area . The numerical breakdown between on-street and off-street parking is as follows: II C-1 II On-street parking Off-street parking - 1,238 2.445 3,683 Most of the off-street parking lots are improved lots and contain marked parking spaces for vehicles. Several parking areas are not improved lots, however. These parking facilities are less efficient since random undelineated parking exists which results in fewer usable parking spaces and poor vehicle circulation. The unimproved off-street parking lots are small lots which lie outside the CBD core, towards the periphery of the study area. �~ ~ ~ -I II II II i I UJ ~ 0 C z <t i I II • • • • ~ I <t UJ a: <t > C :::, t- en C, -z ~ a: <t C. �I • ,• • • - EXISTING PARKING - WYANDOTTE CBD �•I II I II II Ill • I • • •I • EXISTING PARKING NEEDS Parking needs within the designated study area, and more particularly within the CBD core area, can be determined in part by applying the off-street parking standards of the City 's Zoning Ordinance to the collective square footage of applicable floor area that presently exists within the study area. For the purposes of this study, applicable area includes retail commercial, office and public land uses. The parking to floor area ratios that were applied to the various uses were, as noted, taken from the Wyandotte zoning standards. These standards include: Retail Commercial Uses - One (1) space for each 150 square feet of usable floor area. Office Uses - One (1) space for each 400 square feet of usable floor area. Public Uses - One (1) space for each four (4) seats, or in the case of a public office, i.e., City Hall, the ratio for offices was uses. These standards were then applied to the known square footage of ·floor area data from the commercial market analysis. As such, the exercise of determining parking need in this manner must be regarded, to a certain extent, as theoretical in its approach . The theoretical technique provides us with a numerical evaluation of parking needs, it cannot and is not intended to provide a practical evaluation of what may ultimately become the number of parking spaces that can be provided. Nevertheless, the theoretical evaluation provides a technically sound methodology for determining parking need and a basis from which to plan actual parking capability. Actual parking development, of course, will be based on what the community can afford to spend on new parking areas and the physical limitations that exist with respect to locating future parking with the least disruption of existing land use. As an example, the block in which the Yack Arena is located can be used to provide a comparison between theoretical need and what can ultimately be provided from a practical standpoint. Theoretically, the total numerical parking need for this block (C-2) is 1,055 spaces . However, since most of the activities held in the arena are held in the evening after the stores and offices are closed, the entire 216 parking spaces available for the block can be used by both the arena as well as the stores and offices. Furthermore, the arena can also count on the 255 car parking capacity of the block to the south and the 95 car offstreet parking capacity of the parking lot north across Maple street from the arena. This brings the total potential existing parking for Yack Arena to 566 spaces. This exceeds the C-2 �. . lllt - - - •• •• • • • ..... JDD DD DD DD DD Do dD DD DD DD-E9 PD DD DD DL rn DD 5I] DD DD [I] DD DD DD og [ · · ·□·t3.;w-~ ~n n~ ~ □□ DD DD DD ttJ w , [ J ·;· ~ J: I~': l~,[]J!tE{E:FlJiDD DD DQ [ jl]i~iDD,G□irn --~---.:......._ ~ ::::.i·'.; .............,. :g • ~ ' 0 .· • ~ . u=LJ:J 45 " 1 DD.. 1 E· 1 1 .. , ~~Nl2 CIO ~ " _ - ·, 11-?A lh I , ~ " ",,. O:tSTINI •a•11tNe L0TS STUDT - · - STUOT aftta 1ou•o•t1tT -.;, ••• 11 •• 11 - ---·-- ~c!!] ro 63 0 ..., ~ ~ ,,. , ~ -·- ,, , • ' •• ". -- ~5 _:¾t [!]6 ;ae , 33 ,1 I~---+-' e,p ~ - NI ~~ - ·- -, d , --.. -~ ... 0 - '•••ovr• •••• 0 -••• 11 t ••••• ••• 3 .' Alt(A OUAOIUNU c-c .. , •• ,. • . ,. . "~· . . . . . . ,. I 4 2 e :,.----- - ~ _ -,. 000 0NU11tt1:Tl'AltlllNG 000 OIi Sflll(T l'AltKING 000 TOUL l'A/IIKINO IY ILOCIII: c:::J c:J ~'ff~ pWYAHOOTT[ A R K ING AN A Ly s I s C(NTRAt. 8US I N[SS DISTRICT ICIOI ....._ --~- --"" - I J~: rp-==~·. l' - .........- �• •I • • 550 space numerical parking need noted above. Hence, parking for the Yack Arena may be adequate at this time. This conclusion is, of course, based on the premise that the arena's programs are held at times when the stores and offices within the designated CBD core area, and particularly on blocks C-1 and C-2 are closed. When programs or activities are held during store and office hours, then an obvious shortage of parking capacity for the arena and the commercial uses of these two blocks is going to exist. The question is whether or not it is practical to provide the theoretical number of parking spaces to meet the combined needs of all these uses. It would seem to hinge on the frequency of activities at the arena going on during store and office hours . CBD CORE AREA The core area of the CBD as noted previously consists of 14 blocks located near the geographic center of the designated study area. It is within this core area that the greatest concentration of commercial floor area exists. It is also the area in which the greatest lack of adequate parking exists. At the present time a total of 1,548 parking spaces exist within the core area. Of this total 449 are on-street parking spaces. The remaining 1,099 spaces are in off-street parking lots located within the CBD core. Table 5 indicates that there is a theoretical need for 2,069 parking spaces to meet all needs. Based on the preceding discussion of the Yack Arena parking , a possible 550 space need reduction still leaves a theoretical need for 1,519 parking spaces. This represents a need for nearly twice as many parking spaces as presently exists within the core area. I I I I Table 6 further indicates that there are five blocks within the CBD Core that have the least amount of convenient parking available to them. These blocks are nearly built up with commercial land use, leaving little area available for convenient off-street parking. The lack of parking for these blocks is further complicated by extensive ancillary use of the parking lot on Van Alstyne between Elm and Oak. The frontage along the west side of Van Alstyne between Eureka Road and Oak Street has been considered in the past for off-street parking and some small lots have been developed in this area. The feasibility of expanding these lots should be explored. The addition of expanded on-street parking on Biddle also deserves consideration to help alleviate the shortage of convenient parking space in the key shortage blocks in this area. Even with these areas being utilized for added off-street parking , it may ultimately be necessary to consider the construction of a parking deck. The great advantage of parking decks is their ability to provide a maximum number of parking s·paces on minimum land area. This approach to resolving the numerical parking problem as well as the problem of convenient distribution is being used more frequently in many older downtown areas similar to Wyandotte's throughout the metropolitan area. I I I C-3 �-----------------1111111111-- • I I I ' I f c:::l BLOCKS WITH SHORTAGE THEORETICAL PARKING SHORTAGE - BY BLOCK �• Ill PARKING DISTRIBUTION In order to more easily discuss parking distribution throughout the designated study area, the area has been divided into the four quadrants previously noted. These quadrants include: The CBD Core Area. The North Area - being the area of the CBD lying north of Oak Street. The West Area - being the area of the CBD lying west of Third Street between Oak Street and Eureka Road. The South Area - being the area of the CBD lying south of Eureka Road . THE CORE AREA For the east side of Biddle, off-street parking lot expansion on the west side of Van Alstyne from Eureka Road to Oak Street should be pursued. This parking corridor will provide for convenient access either directly into the rear of the stores or via the block ends and into the front of the stores. The re-routing of through truck traffic from Biddle Avenue would offer the opportunity for the wide street right-of-way of Biddle from Eureka Road to Oak Street to be used for increased parking . The street could take on the proportion of a large elongated parking lot with local traffic movements only. This would create more parking spaces immediately in front of the stores along both sides of Biddle. The other major resolution of the numerical as well as the parking distribution problem is geared to serving the blocks within the CBD west of Biddle. This improvement involves the expansion and improvement of the parking lot located at the northwest corner of Maple and Second. This lot would be expanded northward to Elm. Ultimately it may become necessary to erect a parking deck in this general area to meet increased parking demand for those blocks. In addition to customer parking needs a concerted effort must be made to provide convenient employee parking. Should a parking deck be feasible in the downtown area a portion of the deck could be set aside for employees. As an interim solution some of the more remote CBD parking lots should be utilized by employees and a shuttle bus service provided to places of employment. THE NORTH AREA The north portion of the designated study area _is composed of 19 blocks. This area contains the greatest number of residential uses as well as public and quasi-public uses within the total study area. C-4 �• Based on the data provided in Table 5, there exists a total of 1,070 parking spaces within the 19 block area. There is a present numerical need for a total of 873 spaces. This would indicate a numerical excess of some 138 spaces. In other words there are 138 more parking spaces within the north area than is theoretically needed to provide adequate parking. Even though there is numerically sufficient parking to serve the north area, its distribution is limited. Those uses near the park, including the City Museum should be provided with adequate off-street parking facilities. This is particularly true of the mid-rise co-op apartment building next to the public library. Possibly an off-street parking lot for the apartment building can be developed south across Superior Street from the co-op. The co-op 's present lot at the corner of Superior and First Streets could then be made available for public use. Providing adequate nearby parking for the co-op should in turn make the library parking lot adequate for library parking needs. This will also free the diagonal parking spaces for park use. THE WEST AREA The west portion of the designated study area is the smallest of all the quadrants. consists of four blocks in which the predominant use of land is residential. It The four blocks combined presently provide a total of 105 parking spaces. All of these parking spaces are on-street spaces with the exception of a 23 car parking lot at the northwest corner of Eureka Road and Third Street. The estimated numerical parking needs for this area is 47 spaces. In the case of this area, existing parking is well in excess of existing need. It should be noted, however, that these blocks lie directly west of Yack Arena making these parking spaces accessible for arena parking. I At the present time no extensive future commercial growth and development is expected to take place in this area. This is not to say that the dwellings located along the west side of Third Street may not become commercial or office oriented in time. Providing adequate off-street parking to serve these conversions could then become a problem. • • A more practical use of this four block area could be for expanded off-street parking at the east block ends for the Yack Arena. Conversions that may take place within the four block area near expanded arena parking would be able to utilize these parking spaces in much the same manner as appears to exist within the CBD core, that is on a nonconflicting shared basis . SOUTH AREA The southern portion of the designated study area is composed of nine blocks, much of which contains the newer commercial and office· uses within the study area. C-5 �• •II • There are presently 1,037 parking spaces available within the southern portion . This represents an excess of some 370 spaces over the estimated numerical need of 697 spaces. Since the bulk of the south area contains newer land use, adequate off-street parking is provided on site or near these newer uses. As noted previously much of the parking within this area, particularly at its north end, is used by the Yack Arena on a shared basis. With the exception of some scattered commercial uses, the five blocks west of Third Street in the south area are residentially oriented, with much of the parking consisting of on-street spaces. However, should the residential dwellings fronting Third Street convert, in time, to commercial or office use, sufficient on-site parking will need to be provided . This may require the assemblage of two or more parcels together in order to provide adequate on-site parking . PROJECTED PARKING NEEDS II •II • The preceding study element dealt with an analysis of the CBD's market capability and its future growth and development potential. This report estimated that approximately 40,000 to 50,000 square feet of additional comparison and convenience commercial floor area could be added to the present commercial floor area of the CBD . Based on the off-street parking ratios presented earlier in this report, the following additional parking spaces would be needed to properly accommodate the new floor areas . 40,000 sq. ft. of floor area = 267 spaces 50,000 sq . ft. of floor area = 333 spaces Based on these figures , the overall numerical parking needs of the CBD could range from 5,408 to 5,474 spaces . II • II C-6 �.. .. - - .. - • - •• - • • llt. TABLE 5 PARKING HEEDS WYANDOTTE CENTRAL BUSINESS DISTRICT PERIPHERAL AREA nirr. Existing Ex ls tine Retail Existing BLOCK OH StrHt HO . Parking Exist Inc OFF Street Parking TOTAL PARKIHO Commercial Floor Area BLOCK HO . Exlstlnc Office Floor Area TOTAL FLOOR AREA -Other- --- Com mercial Parkins HHd Ex ls tine Olllca Parkins ~ BLK . HO. TOTAL COMM/ OFFICE PARKIHO HEEDS Detw~~n Public Use Perkins Heed TOTAL PARKING HEED Ex ist ing Parklnc & Par~lnc :-feed HORTH AREA 0 51 0 HI 0 0 0 0 0 HI 0 0 0 0 ' 23 0 H2 b 0 0 0 0 HZ 0 0 0 ·o 31 13 1,941 H3 0 0 1,941 13 0 Hl 13 0 13 •50 2 20 0 H4 1,314 0 1,314 0 3 H4 3 0 3 • 11 2 44 41 0 HS 0 (C) 0 0 0 HS 0 0 0 +46 21 5 33 2,014 HI 0 0 2,014 14 0 HI 14 0 14 •19 - 48 HI 51 H2 14 H3 32 H4 11 HS HI H7 21 4 25 HT T,161 0 15,384 55 II HT 13 0 13 HI 32 90 122 23,531 HI 3,751 0 27,211 1$1 I 165 0 166 - 44 H9 23 13 105 13,542 H9 1,211 0 14,850 91 3 94 0 94 •12 SI 13 HI Ht HID 11 0 71 •4 Hll 99 0 99 •13 -121 1,191(0 HID 35 40 TS HIO 5,078 0 13,191 HII 11 95 112 14,111 Hll 0 0 14,111 Hl2 22 31 59 21,953 H12 0 0 21,953 " 0 110 0 Hl2 110 0 110 Hl3 35 S9 104 Hll 11,'50 (Fl 11,HZ 40 30 Hll 10 11 91 ., Hl4 34 49 u Hl4 0 0 11114 0 0 0 •13 23 0 u 0 HIS 0 0 0 HU 0 0 0 •23 31 0 35 0 HU 0 0 0 HU 0 0 0 •35 Hl7 19 0 19 172 HIT 0 0 0 0 172 0 HU HU 0 0 0 0 s 0 HlT 5 0 5 •14 NII 30 0 30 0 HU 0 0 0 0 0 HU 0 0 0 +30 Hl9 • 33 0 33 1,524 H19 0 0 1,524 ST 0 HU 57 0 57 - 24 l,T22!el 1,032 · 0 WEST AREA W?O 20 0 20 W21 15 56 11 W20 0 0 2,912 20 0 W20 20 0 20 0 0 W2l 0 0 0 0 0 W21 0 0 0 •II 5,281 0 0 W22 0 0 0 •JO 4,078 27 0 W23 27 0 27 •13 •26 2,912(k) 5,281(1) W22 30 0 30 0 W22 0 103 17 23 40 4,071 W23 0 S24 10 27 37 1,270 S24 0 2,151 S24 11 0 11 21 5 33 2,910 S25 0 0 2,910 ' 2 S25 u 0 S25 II 0 19 •14 S21 29 31 1,190 S26 0 0 1,190 13 0 S26 13 0 13 •II ... 0 SOUTH AREA S27 27 34 1,722 S27 0 0 1,722 12 0 S27 12 0 11 •22 S21 33 82 115 1,310 S21 0 0 1,310 0 0 S21 0 0 0 •72 S29 27 123 21,544 S29 1,718 0 30,332 144 22 S29 IU 0 166 - 16 S30 17 250 150 211 26,353(a) S30 5,922 0 32,285 171 IS S30 191 0 191 +76 S31 5 203 201 17,131 S31 10,500 0 27,631 114 27 Sll 141 0 141 •67 S32 19 4 23 0 S32 3,003 0 3,003 0 I S32 8 0 8 •15 512 551 1,070 115,IIT 30,541 0 145,651 16' 1' 145 21 873 12 19 171 7,0IO 0 5,261 12,321 41 0 47 0 4T TOTALS: Horth 11tst • 116 South 115 703 .,, 79,210 29,101 0 IOl,311 530 14 604 0 604 •294 Core 499 1.099 1,541 372,416 144,251 0 515,174 2,414 360 2,144 773 3,117 - 2,069 GRANO TOTAL 1.231 2. 449 3,517 573,803 203,900 5,261 712 ,971 3,130 510 ◄ ,340 801 5, 141 - I .SH ♦ 124 �- 'illl~ - ~ .. , , .. .. _ _ -- - - - lllllf T/\llLF. 6 P/\Hl{ING NEEl1S WY ANDO1TE CENTHAL £1USINESS DISTRICT CORE AREA Existing BLOCK ON Street NO. Parking Existing OFF Street Parking TOTAL PARKING Existing Re tell Commerciel Floor Area BLOCK NO. Cl 49 206 255 C2 45 171 216 CJ 31 95 126 C4 31 42 73 cs 43 126 cs 54 82 C7 26 0 26 11,433(c) C8 29 2 31 54,080(d) C9 30 128 158 44,934(g) C9 Cl0 30 4 34 56,248 Cl0 Cll 33 54 87 l5,912(h) C12 19 23 42 Cl3 2 0 C14 -11. Core 499 0 Other TOTAL FLOOR AREA Existing Office Perking Need BLK. NO. TOTAL COMM/ OFFICE PARKING NEEDS Public Use Perking Need TOT/\l, P/\Hl<ING NEED Dirr. Between Existing Purldng & l'orking Need 54,361 0 54,361 0 136 Cl 136 0 136 •119 C2 3,102 (B) 77,579 497 8 C2 505 550 1,055 -839 7,189 C3 0 (G) 7,189 48 0 C3 48 0 48 •78 12,25~(j) C4 3,500 15,759 82 9 C4 91 0 91 -18 169 26,428 C5 0 0 (E) 26,428 176 0 cs 176 19 195 -26 136 41,463(i) C6 21,344 0 62,807 276 53 cs 329 0 329 -193 C7 4,151 0 15,584 76 10 C7 86 0 86 -60 CB I 2,947 0 67,027 361 32 C8 393 0 393 -362 20,050 0 64,984 300 50 C9 350 0 350 -192 20,972 (D) 77,220 375 52 Cl0 427 79 506 -4H Cll 3,831 0 19,743 106 10 Cll 116 0 116 -29 27,993 Cl2 0 0 27,993 187 0 C12 187 0 187 -145 2 0 Cl3 0 0 0 0 C13 0 0 0 •2 166 193 _ _o 0 C14 (A} 0 0 0 C14 0 125 125 •68 1,099 1,548 372,416 0 516,674 2,484 360 2,844 773 3,617 -2,069 74,477(b) Cl Existing Office Floor Area Existing Commerciel Perking Need·- - - ~ _ _o_ 144,258 �• • APPENDIX D CENTRAL BUSINESS DISTRICT ASSET & LIABILITY RESPONSES II II CBD WORKSHOP SESSION JULY 18, 1990 II I I I I I I I I Conducted by: Vilican-Leman & Associates, Inc. �WYANDOTTE C.B.D. WORKSHOP SURVEY· 7/18/89 RESPONSE COUNT PERCENT OF TOTAL 1 Accnalblllty (neighborhood and " - Y pa,tdng p,oxlmlty) 3 3.3,t, Ael&tMI MClu•lon 1 1.1,r, ' 4 .4,t, ASSET RESPONSES ii ACCESSIBILITY TOTAL GOVERNMENT • II II Concemect and eflact,,.. mayo, (and gowm....nt) 2 2-3 Crty..-..d utllttln r -11 run) 2 2-3 Public lalety 2 2.2'!1. a 11.8'1. TOTAL BUSINESSES Frler>dty buolneu / owner r.lalionahip a 8.11%' Variety of buslnMMI 2 2.2,r, Bu•lneu community concem 1 1.1,t, 9 9.9% TOTAL APPEARANCE His1oric 7 1.1•w.1 Appearance of dowr>t"""' (and ci.ar,Hnea) 8 8.8'1.' Small t°""' -boance 4 4_4,r,.S Recent -hetlc building lmp,""'""'8nll 3 3.3,t, St•-• and •-ks on good condKlon 2 2-3 Lack of vaea,,t storn 2 2-3 AdequaJ• algnage 1 1.1,r, ughtlng 1 1. 1,r, 2e 21.11% The m,eo1ront 22 24.2'!1.1 Nucleut of exi.tlng retail thope a a.a,r,1 Fn1illals and actMtln 7 7.7'143 Yack Ar- 2 2.2'!1. Major employers (Cily Hall, Hospllal, etc.) 2 2.2'!1. 41 45.1,t, TOTAL SITES ANO ACTMTIES I I I I TOTAL OTHER -Untapped potentoar p.e., gl'ffle< shop d.....ity) 2 2.2'!1. Cttlzeno 1 1.1,r, Changing land UM 1 1. 1~ 1 1.1,r, Easily manageable arH TOTAL TOTAL RESPONSES I • lr>dicatn rank order (Top r,,.. only). I I I 0-1 5 5.5,t, 91 100.00% �i • • • I I UABIUTY RESPONSES RESPONSE COUNT I PERCENT OF TOTAL. ACCESSlBIUT'Y General aceeulbttlly 5 NOi CondU91W lo pedfltnan Ira/lie; 4 5.4% 1 1.1% e e.5"- 4 4.3"'J 1/acanl build,nga 4 4.3%.l S1ore fronlt 2 2.2% Pr0•1mity lo amo•..1ack 1ndustn.. (a,ghl, odor) 2 2.2"' Cieanlll''MtU 2 22"' 2 2.2% 1 1. 1% Eureka Road blighl 1 1.1% Viaduct ayes<>r• 1 1.1% 18 20.4% lna<Mquale 1)811dng (palrona and employfftl 14 15. 1%1 On s1r- parldng (Stddl<t) 2 2.2"' Lack of par1dng 1 1.1% 17 18.3"' TOTAL APPEARANCE General appearance Ratlroed btMCltOn ol lown Visual problema cauted by lhe - ot Biddle TOTAL PAAKJNG Alff definttton TOTAL BUSINESS ot 2 22"' Bus,nes,i owner empalhy 2 2.2% Lack ol ewnlng commercial hou~ 2 2.2"' 6 8.5% Lack ol an anchor store 7 7.5%1 Poor commercial di....rslly e 8.5%) Lack ol "'AfO' food SIO<e 4 4.3"'-' Lack of adequ&1• ad\lenls,ng 3 3.2"' I.Ack ol growth a,eas 1 1.1"' Lack of an eUI aid. mantel 1 1.1"' Umiled mas1<eting area 1 1.1"' Marllel lna1al>lllty 1 1.1"' 24 25.8"' Btddle 1ruck lralfte 7 7.5%1 Building S1C1Ck quallly 4 4.3"'-' Dtsruplion al n,ghl by young people 3 3.2% Lack _,.,han1 operallonal unity TOTAL MARKET I I I I I I I I I TOTAL OTHER road■ 2 2.2"' Lack of h,gh densny housing 1 1.1% Lack of quality housing 1 1.1% Walerfron1 localion 1 1.1"' Community &lt~ude 1 1.1"' Poor Ou1side pedalrian nelwor1c (allec!ed by -••hell 1 1.1% TOTAL 21 22.8" TOTAL RESPONSES 93 100.0% D-2 I �I I APPENDIX E I I -II II I II I I I I I I MASTER PLAN FOR FUTURE LAND USE CENTRAL BUSINESS DISTRICT DECEMBER, 1990 �I I I I I I I I I INTRODUCTION .......:... Within the Wyandotte CBD and its immediate fringe some 500,000 square feet of retail space services a sizeable portion of some 200,000 people who reside in Wyandotte's primary trade area. The continued health and prosperity of the central business district is a prime concern in providing a direction for present and future uses of land in and around the CBD. Central Business Districts throughout history have represented the "Image of the City." In a sense it is "Everyone's Neighborhood" and should be preserved and nurtured to be a source of pride to all of the City's residents. Over the past several decades (1960, 1970, 1980) strong inroads have been made by new shopping centers in competing for the retail shopping dollar. While the Wyandotte CBD cannot hope to directly compete with large scale regional oriented, enclosed shopping malls like Southland or Fairlane, it can serve a separate need. Most of the current shopping center complexes in the downriver area are of contemporary design and unspecialized in tenant mix or "theme." This mass appeal meets many needs. However, a shopping area attuned to its rich architectural history, ethnic diversity and waterfront access such as the Wyandotte CBD can also meet shopper needs ·tor the "unique," the "colorful" and the "different." A combination of well designed store facades, a complementary streetscape, adequate and convenient parking and a strong linkage to the CBD's unique natural resource - the riverfront, coupled with vigorous self promotion by CBD businessmen should enable the CBD to expand its commercial base while retaining its urban small town atmosphere. A strong sense of community exists in downtown Wyandotte as is evidenced by efforts to keep the CBD not only a strong retail center but also through a continuing program to make it an attractive activity center. Building maintenance, streetscape improvements, pleasant lighting and a solid business/government partnership have all played significant roles in the preservation of downtown Wyandotte and in making it more than just a regional retail center. Past accomplishments with regard to the improvement of the CBD, while laudable, should not lull the community into a false sense of security regarding the well being of downtown for the years ahead. Times and conditions are constantly changing. With this thought in mind the Wyandotte Planning and Rehabilitation Commission, with the assistance of the Downtown Development Authority, have undertaken the establishment of a series of goals and objectives to give direction to the Future Land Use Plan (Master Plan) for the central business area of Wyandotte. E-1 �I GOALS AND OBJECTIVES FOR WYANDOTTE'S CBD AREA I I The Future Land Use Plan (Master Plan) for Downtown Wyandotte is a statement of basic goals and objectives to be achieved, from which a plan for action can evolve. Action toward plan implementation is often best expressed through a series of policy statements relating to overall goals and objectives. The relationship among goals, objectives, policies and alternative implementation techniques is as follows: Goal - A goal is a destination, a final purpose which a community seeks to attain. A goal is the most general level of policy and by itself is not very helpful to decision makers. It needs further refinement to assist decision makers to reach their selected destination. I -I I I I II I I Objective - An objective is the route which specifies in general terms the way (route) by which the goal (destination) can be reached . An objective indicates the kinds of actions that should be used to achieve the goal. Policy - A policy is a means of transportation along the route. It is a course of action which , if followed, will achieve an objective. A policy is more detailed than an objective and can be readily translated into specific action recommendations or design proposals. Implementation Alternatives - These are the specific action recommendations suggested by policies. Among the more commonly used implementation techniques are zoning and subdivision ordinances, capital improvement programs, and site-specific proposals or programs. A plan will suggest alternative ways to implement policies. City officials must make the choice of which implementation techniques to actually use . Goals, and objectives which shape the Master Plan for the Central Business District area and the eleven sectors relating to the CBD, are expressed as follows: PRIMARY GOAL FOR WYANDOTTE'S CBD THROUGH GOVERNMENT/BUSINESS COOPERATION, ENHANCE CBD GROWTH OPPORTUNITIES TO ENABLE IT TO CONTINUE AS THE PRIME RETAIL, SERVICE AND COMMUNITY EVENT CENTER FOR THE DOWNRIVER AREA. THIS WILL BE DONE IN A FASHION SENSITIVE TO THE EXISTING CHARACTER OF THE DOWNTOWN AREA AND SURROUNDING RESIDENT/AL AREA AND WITH EMPHASIS ON RIVER ACCESS AND PROXIMIT-Y. I I EACH NEW DEVELOPMENT WILL BE EXPECTED TO CONTRIBUTE TO . THE ECONOMIC VITALITY, SERVICE CAPABILITY AND ATTRACTIVENESS OF THE CBD. I E-2 �I SPECIFIC GOALS I I I I I I I I I I I I I I I I GOALI I. ACCESSIBILITY- Access from the south and west as well as north should be improved. Routes to the CBD should be distinctively identified. A. OBJECTIVES: 1. 2. FROM NORTH a. An attractive entrance to the City is provided as you leave Ecorse however, the Ecorse Creek bridge should be improved and beautified as an entrance feature to Wyandotte. b. The appearance of marina and boat storage areas along Biddle Avenue should be improved to create a more attractive image. C. Encourage the continued improvement qf the appearance of the industrial districts bordering on Biddle Avenue. d. Intensify tree planting in all residential, business and industrial areas along Biddle Avenue from Ecorse Creek to the CBD. e. A study should be undertaken to determine the feasibility of boulevarding Biddle Avenue north of the CBD. f. CBD identification signage should be provided. g. An extension of pedestrian level lighting north to the hospital should be considered. FROM SOUTH a. Factory blight as you enter Wyandotte on Biddle Avenue provides a poor image which needs improvement. b. Street pavement conditions should be improved, particularly at the Riverview /Wyandotte entrance to the City. c. Boulevarding of Biddl~ Avenue will improve the appearance of this street from Pennsylvania to the south edge of the CBD. E-3 �I I I I I I I I I I I I I I I I I I I 3. d. Attractive Wyandotte identification signage and landscape treatment at the intersection of Pennsylvania and Biddle should be provided. e. Pennsylvania Avenue Street conditions should be improved to encourage traffic to utilize Biddle Avenue as an entrance to downtown. f. Additional tree planting on both sides of Biddle Avenue should be provided. g. CBD style pedestrian lighting should be extended from Eureka to Plum Street. h. CBD identification signage should be provided at Plum Street. FROM WEST a. Identification signage and downtown event announcement signage should be provided at or near Eureka and Fort Street. b. Access by way of Eureka is the most important western entrance to the CBD and needs to be improved in appearance with particular emphasis on the area from railroad tracks eastward. c. The railroad viaduct and the underpass embankments should be rehabilitated to a pleasant appearing entrance to the CBD. d. Boulevarding of Eureka with a landscaped center island between Biddle Avenue and Fourth Street should be considered. e. The improvement and parking plan for Eureka prepared in 1990 should be implemented as appropriate. f. Identification of the entrance to the CBD should be provided at or near the railroad . g. CBD style pedestrian lighting should be provided on Eureka from Biddle Avenue to Fourth Street. h. Street tree planting should be intensified on Eureka between the railroad and Biddle Avenue . E-4 �• i. I 4. II I I I I I I Both Oak Street and Northline are important CBD feeder streets and should be improved to increase their traffic carrying ability into the CBD. Excessive turning movement options on Northline appear to diminish its traffic flow potential. Excessive truck traffic should be discouraged on Oak Street. RIVER ACCESS a. Create access for boaters wherever possible, particularly as it relates to encouraging canadian tourism and trade. b. Explore the potential for ferry service to Canada. C. Pursue· the potential for the use of grassy island as a recreation facility with a downtown connecting ferry service. GOAL II 11. TRAFFIC CIRCULATION - Downtown streets should provide easy access and smooth traffic flow for the downtown visitor and shopper -with a minimum of pedestrian and vehicle traffic conflict. A. OBJECTIVES: 1. VEHICLE a. Every effort to eliminate through truck traffic from Biddle Avenue should be made. b. A study of the origin and destination of trucks entering and leaving the CBD on Biddle Avenue should be undertaken as a basis for determining alternate truck routing. c. The speed limit for traffic on Biddle Avenue in the CBD should be evaluated. d. Turning movements to and from Biddle Avenue need to be clearly identified. e. Parking lot access points need to be identified. E-5 �I f. Night time traffic looping should be discouraged. The possibility of extended signalization times, curfew hours and restricted turning movement should all be explored. g. Semi-truck turning movements create traffic blockages . Semitruck servicing of stores should be discouraged. h. Alleys should serve auto, service vehicles and pedestrians and should be designed to provide shopper safety. I I 2. I I I I I I I I I I I I PEDESTRIAN a. A comfortable safe and inviting pedestrian atmosphere is essential to all shopping streets in the CBD and should receive the highest priority for the enhancement of features that promote these aspects. b. Street pedestrian crossings should be visually identified (by brick pavers, paint, or other means). C. Signalization of cross walks should favor ·the pedestrian on all streets and particularly on Biddle Avenue. d. Pedestrian safety in parking lots and at rears of stores should be evaluated relative to night lighting. e. Vehicle conflicts with pedestrian access to rear store entrances should be minimized. GOAL Ill 111. PARKING - Every effort should be made to increase convenient safe and attractive customer parking particularly in areas where a deficiency in parking exists . A. OBJECTIVES: 1. EMPLOYEES a. Continued effort must be made to discourage use of prime parking spaces by employees in the CBD. b. The provision of shuttle bus service from more remote parking lots for employees should be explored. E-6 �I 2. I I CUSTOMERS a. Parking areas should be expanded wherever feasible with particular attention to the core area of the CBD. (Eureka, Third, Oak to the River). b. Customer walking distances should be no greater than 500 feet between any store and a parking facility. C. Parking standards as specified in the zoning ordinance should be re-evaluated particularly as they relate to business and office uses. d. The area of greatest parking deficiency, the east side of Biddle Avenue from Oak to Eureka, should receive a high priority for addition of parking. e. In order to provide early relief for areas of high parking deficiency the provision of a shuttle bus which circulates throughout the CBD should be implemented. f. The possibility of providing additional parking on Biddle Avenue should be analyzed. g. The financial feasibility of deck parking for employees and customers should be explored. h. Existing parking lots should be landscaped and screened to lessen the visual impact of expansive areas of parking and to provide an attractive appearance in keeping with CBD character. i. Parking lot lighting should be evaluated to assure a safe atmosphere for the parking lot user. I 1B I I I I I I I I I I GOAL IV IV. SIZE OF CBD - The CBD will need to expand to keep pace with market area growth. Future growth should be concentrated as a compact business area conducive to walk-in business and through careful interaction with developers provide for the continuation of the unique character which typifies Wyandotte 's CBD. An additional 50,000 square feet of retail and supporting business activity in the Wyandotte CBD should be achieved by the year 2000. E-7 �I I I A. OBJECTIVES: 1. CBD GROWTH AREAS a. The major retailing activities in the CBD should be concentrated and should include both sides of Biddle Avenue from Eureka to Chestnut and all of the area between Eureka and Oak west to Third Street. b. Through careful interaction with developers, new developments should be encouraged to relate to the river front and its park like setting. c. Under utilized blocks or buildings with retail user potential within the CBD should be upgraded thcough land and building assembly and marketed for uses that will strengthen the CBD. i I I I I I I I I I I 2. CBD FRINGE a. Close in areas immediately adjacent to the CBD serve as areas for higher ·density housi.ng and They should be developed with sensitivity to the neighborhood and which will reinforce the downtown business and services. b. CBD related and supporting activities, particularly housing, entertainment and waterfront related activities should be encouraged in the areas south of Eureka to Plum Street, west to Third and east to the river. · C. The Eureka Avenue frontage from Fourth to the railroad should be upgraded as a high school business and campus area with emphasis on the provision of activities operated by and serving the student population. d. Development of new multiple-family housing, pursuant to current zoning standards, should be considered for the area adjacent to the CBD on the west side of Third Street from Oak to Sycamore and in the area between Third and Fourth Streets between Plum and Orange. e. The north entrance t9 the CBD along Biddle Avenue from Poplar south should be carefully monitored as changes in uses occur. The preservation of historic structures in this I I I I E-8 core should office uses. surrounding market for �I I I area is essential. The area should become a special historic preservation district which emphasizes this entrance to the CBD. f. Ii I I I I I I I I I I I I I I I 3. A change in uses of isolated properties which are out of character with the area in which they are located, such as general and automotive types of business, should be encouraged. OTHER BUSINESS GENERATORS a. The CBD as an activity center should be the location for varied area wide events. Not less than one major event per month should take place in downtown Wyandotte. b. Yack Arena should continue to serve as a multi purpose event center and should be a major focal point for the expansion of other civic facilities and appropriately related business in the blocks to the south and west between Sycamore and Eureka. C. The provision of bed and breakfast facilities in close proximity to the CBD should be encouraged. d. On going activities, in addition to currently programmed events, which promote the ambience of downtown should be encouraged such as: (1) Waterfront activities - In water boat shows, tall ships display, naval or coast guard ship visits. (2) Musical events in the park and at various street locations downtown. (3) Street vendors and outdoor cafes. (4) Outdoor art displays at various locations. (5) Farmers market. GOALV V. CBD APPEARANCE - Provide a clean, efficient and tasteful environment that will enhance the Central Business District as ·a place to do business and a place in which all the citizens of Wyandotte take pride. E-9 �I I I I I I a I I I I I I I I I I A. OBJECTIVES: 1. ARCHITECTURAL a. The whole of downtown Wyandotte creates a town center character which should be preserved and nurtured through all possible means including: (1) Individual existing building architecture should reflect initial building design. Store front remodelling should be encouraged to reflect a unifying architectural theme . (2) No single motif should be promoted ; however, the style of the early tradition of the City should be respected as it relates to new construction in the CBD. A chronology of building construction in the downtown area should be prepared. (3) Color coordination in both new construction and in remodeling is essential. (4) The two-story character of downtown, particularly along Biddle Avenue, should be preserved and encouraged for both building remodelling and new developments. (5) Efforts should be made to promote the use of second floor space for activities which will lend support to downtown's primary retail function i.e. , offices and dwellings. (6) Awnings which obscure building facades or obliterate the true nature of the building design should be discouraged. (7) Awnings which serve as signs should be discouraged and should be carefully scrutinized under the City's sign ordinance for compliance with sign size provisions. (8) Awnings when provided should be so designed as to provide a unifying effect to the downtown area. (9) All new permanent signs should be reviewed by a design professional or a committee of the ODA to assure compatibility with the character of downtown. E-10 �•I •II 2. I I -11 I I I I I I I I I I - 3. THE SHOPPING STREET a. Additional decorative paving should be programmed for installation on sidewalks where none now exists to add a unifying effect to all of downtown Wyandotte. b. Additional street tree planting should be undertaken. C. Downtown pedestrian level lighting in keeping with that provided on Biddle Avenue should be considered for additional downtown streets and for streets bordering the CBD for both its utility and its decorative appeal. d. Side street lighting should be restricted to pedestrian level lights whenever possible. e. Additional well designed street furniture (benches, directional kiosks, trash receptacles, etc.,) should be added at appropriate locations throughout the downtown area. f. Street and traffic signage should be effectively located and be distinctively designed to give direction and not create excessive clutter in the downtown area. g. The use of "Downtown Wyandotte" street banners should be limited to the CBD area and major approaching streets. ALLEYWAYS a. A long term program should be instituted to place all overhead utility lines underground. b. A continuing emphasis should be placed on the improvement of rear store facades and entrances to the rear of stores providing convenient access to parking facilities. C. Alleys at the rear of businesses should serve for both service access and as an attractive and safe pedestrian area. d. Alley service delivery hours should be restricted to off peak shopping hours. e. Trash receptacles behind businesses should be screened from public view. E-11 �I I I I I I GOAL VI VI. THE RIVERFRONT - The Detroit River is Wyandotte's most attractive natural feature. Every effort should be made to make the river accessible to the public with particular emphasis on tieing the downtown area more intimately to the river. A. -fl I I I I I II II I I I OBJECTIVES: 1. Physical ties to the river in the downtown area through pedestrian ways, visual access and events need to be encouraged. 2. Every opportunity for the development of a river walk, or portions thereof, should be pursued. 3. Downtown Wyandotte will be one of the major terminuses in a river walk system . 4. Encourage the development of lands near the river in the CBD area and its fringe to develop with exposure to the river which will provide for public access. 5. Waterfront activities and events should continue to be stressed as a downtown activity. 6. Encourage events and provide transportation to the CBD for people utilizing the waterfront from marina's, the yacht club, and other remote riverfront locations. 7. Bishop Park should be designed to serve as an event center including the addition of some daily use facilities such as an outdoor ice and roller skating rink, music event center, and additional senior citizen recreation facilities. 8. Improved pedestrian access from the CBD by way of specially designed walkways or sidewalks on streets leading to the riverfront (Eureka, Elm, Oak, Chestnut and Superior) should be undertaken. 9. Explore the potential for State assisted marina development. GOAL VII VII. CBD MAINTENANCE - It is essential to keep a neat, orderly and safe downtown which attracts and keeps high quality businesses and maintains a comfortable retail atmosphere for the shopper. E-12 �•I I! I I I I 5. Support for programs and activities which will assist in improving downtown including the following, among others, will be essential: a. Wyandotte Community Alliance. b. Programs for financing building improvements. c. Assistance in financing from lender institutions. d. Explore the use of P.A. 120 of 1961 maintenance, promotion and operation. e. Support efforts to revive Act 255 of 1978 Commercial Redevelopment District Act relative to tax incentives for real property improvements. f. Explore the development of a bank holding company Community Development Corporation as a possible tool for assisting in developing activities. g. Explore the potential for tax credits iri the restoration of historic structures in the downtown area. Community Revitalization Tax Act. h. Pursue the ramifications of licensing Wyandotte businesses to provide an inventory and record of active businesses and to provide assistance in code enforcement. fl I I I I I I I I I I - E-14 on Downtown �I I I! I I I II I & I I I I I I I I THE CENTRAL BUSINESS AREA FUTURE LAND USE PLAN The Future Land Use Plan for the Central Business District Area, as shown on the Master Plan for Future Land Use, presents a composite of land use decisions that resulted from studies of current land use, land and building value studies, a population analysis, a potential retail market analysis and a parking study all conducted with the Downtown Development Authority, Planning and Rehabilitation Commission, residents, property owners, business owners, City Officials and City staff. The resulting land use plan and the goals and objective statements will serve as a guide for improvement and the maintenance of a strong, growing and vital central business district. Achieving the long-range goals and objectives set forth in the Future Land Use Plan requires that planning be carried out on a continuing basis. The Planning and Rehabilitation Commission must continue to take an active role in reviewing each new development in light of the long-range objectives of the Plan. The planning program must also provide for continual reevaluation of the Plan to take into account changing conditions, trends and technology. In this way, the Plan will remain a dynamic instrument for guiding the development and redevelopment of Wyandotte. The City planning process, of which land use planning is but one part, involves a continuing program of assessing development and redevelopment projects that bring about change to the existing fabric of the community. The objectives of communities change over time and unforseen events sometimes make the best plans obsolete. The process of plan making should try to guide the direction and rate of change in keeping with the overall goals and objectives of the plan. The planning process thus becomes time oriented in three ways: (1) It is continuous, without termination. (2) It seeks to affect and make use of change, rather than provide for a static future land use plan. (3) It is expressed in part in long- and short- range programs of action through capital improvements programming. IMPLEMENTATION The Future Land Use Plan for Wyandotte is of little value unless it can be realistically implemented. The first and most important factor in effectuation of the Plan is reflected in the independent actions of the people who live in Wyandotte and by the developers who buy and sell property, homes, businesses and industries. Overall, the Plan will serve as a framework within which these individual actions can take place, thereby lending stability to them. Other factors which can serve as means for implementing the Plan include: · I I E-15 �I I i! II I I rl r. ZONING ORDINANCE The Zoning Ordinance is the most powerful legal instrument available to the City for controlling the development of land. The proper administration of a sound zoning ordinance will bring about a pattern of development called for in the Future Land Use Plan. In addition, zoning regulates the density of population and structures, lot sizes and coverage of lots by buildings, building setbacks and off-street parking, in order to serve the best interests of community at large. The City's zoning ordinance is structured to assist in accomplishing the objectives of the Future Land Use Plan. Application of the Planned Development District, as new development takes place for specific projects, will provide property use and design flexibility to accomplish plan objectives. CAPITAL IMPROVEMENTS PROGRAM There are three basic purposes for having a capital improvements program : (1) To assist in the development of a realistic program of capital spending relating proposed projects to the City's fiscal ability to support such ventures. Therefore, all proposed projects must be related to the City's debt outstanding, the tax base, and the wealth of the community. (2) To coordinate the various public works projects and improvements with one another. (3) To accomplish the community's Future Land Use Plan in providir)g the improvements contemplated therein in a practical, economic and timely manner. I I I I I I I I - E-16 �I I I! I I I I I Ii I I PROPOSED LAND USE FOR THE CBD AREA The Central Business District for the City of Wyandotte, and its immediately bordering area, is composed of 11 land use sectors. These are depicted on the accompanying Master Plan of Future Land Use Map. A mixture of land uses exist in the Central Business District with a primary emphasis on retail activity. The core retail area, sector 5, is bordered by areas having a direct impact on the core area and are considered a part of the Central Business District Area in order to provide a well integrated Master Plan which respects the effects of abutting land use activities. This large Central Business District Area overlaps to some degree the Southeast Neighborhood in Sectors 1, 2 and 3 and due to its close proximity to the CBD the Roosevelt High School campus area in Sector 11. On the north, Sector 8 exists as a sound residential neighborhood which should continue to be preserved as such. The Master Plan For Future Land Use which is portrayed on the accompanying map reflects the land utilization policy, which if effectuated, will support the Goals and Objectives established for Wyandotte's CBD. The proposed land use for the various sectors of the Master Plan are further explained in the following text: CBD AREA LAND USE BY SECTOR 1. The adopted southeast Neighborhood Master Plan recommends the revital ization of this area as a single-family residential neighborhood and the blocks fronting on the south side of Eureka from 7th to 3rd are designated as central business district. This plan proposes three blocks from 7th to 4th as part of the high school campus area with 4th to 3rd as part of a civic development area. 2. The adopted Southeast Neighborhood Master plan has this area designated for multiple-family housing. This plan proposes that single-family housing and multiplefamily be encouraged in this area. Block ends such as on Third and Fourth Streets are well suited for multi-family dwelling when properly buffered with walls and landscaping in harmony with single-family dwellings on abutting properties. 3. The adopted Southeast Neighborhood Master Plan has this area designated waterfront-mixed use; no change is proposed for this area. This is an important entry point into the CBD and land uses should compliment the CBD retail core. 4. This area is proposed to be preserved as an existing single-family /multiple-family residential area. Existing off-street parking areas are proposed to remain. I I I I I I I - E-17 �5. The CBD will be strengthened by more intense development on underutilized properties and by in filling on vacant parcels. Where off-street parking can be provided through multi level systems some current surface parking areas may be utilized for more intense retail development. New uses of property that provide retail or service to the pedestrian shopping public will be encouraged. Downtown should return to its early heritage as a place in which to "shop around." 6. Bishop Park is Wyandotte's most important public waterfront access point. Enhancement of the CBD relationship to Bishop Park and to other riverfront access points will be paramount. 7. The north entrance to the CBD on Biddle Avenue contains significant historic structures. Enhancement of this area through the elimination of non-compatible uses and promotion of a historic theme is proposed. 8. This residential neighborhood located northwest of the CBD area, while not specifically the subject matter of the current master plan revision, is viewed as a sound , low density single-family residential neighborhood which will be encouraged to continue as such. This neighborhood and all other residential neighborhoods will need to be part of further master plan analysis. 9. This predominantly single-family residential area with its close proximity to the high school, though envisioned as a high density residential area in previous plans, is proposed to be changed to a low density single-family neighborhood in keeping with the existing character of the area. Current multiple-family zoning between Third and Fourth Streets and on the Oak Street frontage should be evaluated. 10. The Yack Arena serves as an anchor element in this 3-1/2 block area. Additional civic uses will be encouraged in this area as well as CBD supporting business and office activities. 11 . A campus area expansion is proposed for Roosevelt High School with efforts made to enhance high school surroundings. Activities on Eureka that stress a high school campus orientation will be encouraged, i.e.; businesses, offices, activity centers, etc. Expansion of the high school's physical plant is not proposed for this portion of the campus area south of Eureka. Visual and environmental improvement of this important entrance corridor to the CBD will be pursued. I! I I I I I ii I i I I I I I I I I E-18 �- - - .i- -j Jo~oo~oo~oo~ ■J ■i ■1 ■i 1!1 ■1 ■i ■1 JD DD DD DD DD JD DDI DD □[10010 l.J NEIGHBORHOOL.J JD D LJLJ LJLJ ,--,,----, ]DIDO D r-,~==== . ~ E:g~. ,i, ~U~++ 21 [) ST. ST. g THIRD ST 3 ~ l____ LI ~ : 3: --...:::::::::, 11 ST . ) ■1 II I~== I.____ _ ;,.!.!,'"'" '::..------ - HIGH SCHOOL :;;.---. CAMPUSAREAi . .' .--::,___ , -- 1r1 I FIFTH i'xir I j ii ............--,L 9 ST ~ RESID~tiriA~n r ..... u u 1□ ~00~00~ i~F I ~I CB 1870000 NEIGHBORHOOD ST FOURTH LJLJEN-LJLJLJOLJLJD CIVI~ ST ..-THIRD---.. 1~=10 LIii NTRAL SINESS T .___, ~ci . - - . bci DD DD DD § nrl!nn~nn~oo~□ r-1-~h~ 1 • FIRST l==L-.{ R;vER ~-6 .......,_ CBD AREA MASTER PLAN Jg~[ THIRD 7 . L-lyj DECEMBER 1990 ■i I 1c= oYo;;..::....••----, - '---11"- RESIDENTIAL ■: • VA L-JL-J HISTORIC ENTRY N ALSTYNE 11 PARK ~ II I I I □ DO c=JI CJC I IF=~I BLVD � 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_Business-District-Plan_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 1991-02 Title A name given to the resource A Plan for Wyandotte's Central Business District Description An account of the resource A Plan for Wyandotte's Central Business District was prepared for the City of Wyandotte by Vilican-Leman & Associates in February 1991. Subject The topic of the resource Business districts, Central 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 https://digitalcollections.library.gvsu.edu/files/original/83b8205059bab86e8d7b19e321f6c3da.pdf 36f3e92d56f3e56a747c4188afbc4a4d PDF Text Text 11 "'I IJ..._'J~.7 I"\. 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' ' ' 0 6 ' ' cte0 "'b""1 ot p\ann'-"~ """ to< "-' ot e>W• ,,_l)itj \1' te<'° 6 ,,_,,,ties, to I' ,tionS· , ,. , , ~• -••' "'',. , ' ,. , , a•"•\o\)11'•" -~,ni co"''°'"" ,..,, • .,,.a ,s cl'\> a 'l'.n• -Pl"'~ ~w•• ,,,..... 9-i:O'l- • -p\.,,_ etob<"c es we cott\1'('!: :oil' ,es\oentS• -q.J\n.Oso-i: rto-wns \\j slJ.b,oitte~• 1\esl'"cli" . /} J...,,1;C £,,. P" -~ ~ p,o><""' cnai'""""co""'°'ss\on 1\ob•'t · , ~1.n.dso-i: '\' 0 snil' -p\ann'-"11 -wn •"'" , "•·';; r �COMPREHENSIVE DEVELOPMENT PLAN WINDSOR TOWNSHIP PLANNING, COMMISSION TOWNSHIP OF WINDSOR, EATON COUNTY, MICHIGAN SEP TE MBER, 196 7 ~ The preparation of this document was financially aided through a Federal Granl from the Department of Housing and Urban De\'elopment, under the l"rban Plnnning Asstst.1nce Program, authorized by Section jQl of the llousing Act of 1954 , as nmendcd, administered by the Michigan [)(!partmcnt of Commerce. ~ TRI-COUNTY REGIONAL PLANNING COMMISSION - - - - LA NSI NG - M ICHIGA N - - - - �TABLE OF CONTENTS PAGE NO. INTRODUCTION PLANNING PERSPECTIVE Purpose and Scope Objectives , , • ••• • Design Considerations ••••••••• , Major Factors Affecting Development 1 2 " ... 0 • (I 3 5 DIMENSIONS OF FUTURE CHANGE Assumptions Projected Needs and Expectations O o O e O C O • (I O O e O e O (I o O 6 O 7 FUTURE LAND USE PLAN 8 Residential Commercial Industrial ••• Agricultural 12 15 17 COMMUNITY FACILITIES PLAN Educational Land Use Considerations Parks and Recreational Land Use Considerations ••. Utilities ••••••o•••••oeoooo• Public Building Considerations .. . .. 19 21 22 24 MAJOR STREET PLAN Principles and Standards •• Future Needs •• • ••••••••• 27 30 CARRYING OUT THE PLAN Plan Implementation • •• • The Citizen's Role in Planning 32 34 �INTRODUCTION The Comprehensive Plan for Windsor Township has been prepared to aid decision makers in shaping the inevitable physical growth of the community. It is based on the assumption that changes will occur in the Township's development pattern as a result of increased urbanization and that such change can be channeled into an orderly, economical, aesthetic, and healthy environment, if given proper guidance. The Plan is based on the attainment of preestablished community goals which have originated in the thinking of various citizens and public officials concerned with the Township's future development and welfare. The Plan actually represents a graphic portrayal of community goals and the more definitive policies and standards which emanate therefrom. These, then, provide the developmental framework for integrating new developments into the existing land use pattern. The Plan represents the second of three phases in the Township's comprehensive planning program, which includes: (1) the inventory and analysis stage; (2) the planning stage; and (3) the plan implementation stage.* Each of these segments is of equal importance in providing present and future populations with an environment in which they can live and work with the assurance that their interests will be protected. Thus, the Comprehensive Development Plan is a schematic illustration which is based upon the latest available projections, the existing development pattern, and on the desires of Township residents. It is a document which has been created for the betterment of the community and one which will have to be implemented by the community if the developmental goals it portrays are to be achieved. *Background material on natural features, population characteristics, existing land use, economic factors, and public facilities and utilities is available in the Background For Planning Study at the Windsor Township offices. �PLANNING PERSPECTIVE ��...,.,. PURPOSE AND SCOPE constant and critical r eview and revi sion as new and more detai led knowledge becomes available. As conditions evolve which are not now foreseeable, it wi ll be nece ss ary to reevalu ate Plan propos als and make appropr i ate alterati ons. Thi s should not be taken to mean that the Plan should be indiscretely amended to conveniently accommodate all requests. It should retain a, degree of rigidity or its value as a development guide will diminish greatlyo To reap the maximum benefits of the Comprehensive Plan, it is imparative that it be utilized on a day to day basis to guide developmental decisions. If it is not used thusly, we can predict with certainty, the occurance of conditions which will result in serious problems in the future. The pur pose of the Comprehen sive Plan i s to pr ovi de for the social, economi c and physical better ment of Windsor Township. It is a means for coordinating development decisions so as to avert problems and anticipate needs before thfly arise. In essence , the reason for devising a Comprehensive Plan derjves from the admission that problems exist or are likely to develop and that action must be taken now, to create and maintain a healthy environment for living, working, and leisure time activities. The Comprehensive Plan for Windsor Township contains six major sections. The first of these is the Planning Perspective which includes a statement of goals and objectives and a brief summary of the Township's existing character. The second section, termed Dimensions of Future Change, includes assumptions and a summary of projections which define those elements to be planned for in the future. Survey Accumulation of facts • Popula1Jon • Transportation • Land Use The third section of the Comprehensive Plan is the Land Use Plan. It deals with the allocation of lands and follows a sequence in each case as follows: (1) Present Situation, (2) Future Land Requirements, (3) The Plan, (4) Policy Guides, and (5) Standards. The fourth and fifth sections assess the future needs for community facilities , utilities, and streets and provides necessary policies and standards to guide their development. A graphic plan is provided for community facilities and major streets. I ;r I . ~ Ill ~ ~ ~ _ ·1esis I Determination ~tJ I ~~ l~~- Effectuation Determination of priorities and programs Every effort has been made to devise a plan which is both general and flexible. Much of the value of the Comprehensive Plan can be realized only through 1 !'Ill I Analysis Study of trends and relationships \J\ V ....-- I of desired relationships J The Plan Graphic presentation of proposed development �present and future residential, commercial, industrial and public needs. OBJECTIVES Prior to the creation of a Comprehensive Development Plan, desired community objectives or values upon which the Plan is based, must be identified. These, in turn, form the basis for more specific developmental policies or approaches needed to reach the desired objectives and outline the basic reasons for the Plan. Development Pattern - Prevent the misuse and waste of land by establishing a pattern to guide future orderly growth and development. Urban sprawl should be contained and development guided into efficient service units. Residential Areas - Provide residential neighborhoods with a quiet, safe, convenient and attractive environment. Principle objectives upon which the Township Plan has been developed are : Commerce - Encourage and provide for commercial development in locations where they are economically feasible and to provide goods and services to the community in. clean, attractive, safe and convenient surroundings. Efficiency and Economy of Development - To assure maximum benefit to the public from public expenditures and private investments in the area through the economical employment of resources, prevention of duplication and waste, and the enhancement of property values. Industry - Provide for adequate, diverse and welllocated industrial sites with room for expansion, easy accessibility and protection from encroachment by other development. Economic Prosperity - To encourage growth and diversification of economic activities, encourage optimum use of economic resources and to take full advantage of physical and economic characteristics unique to this metropolitan area. Transportation - Encourage the development of an integrated transportation network, that provides rapid, safe and economical movement of people and goods through the area. Amenity and Convenience - To guide the area's physical growth and development to assure a pleasant, desirable and attractive community in which to live, work and play; to encourage attractiveness, pleasantness, variety, diversity and amenities in our urban environment. Education Facilities - Provide balanced, well-located educational facilities to meet the needs and requirements of the people. Recreation - Provide a variety of recreational areas and facilities to serve all areas and age groups. Health and Safety - To encourage stable physical development, good living and working conditions, and freedom from hazards in the urban environment. Public Facilities - Provide adequate, strategically located public facilities to meet the existing and future needs of the citizens in the Township area. Land Uses - Provide for the highest and best use of the land for immediate and long-range needs to accommodate both local and metropolitan area functions . The land use element should provide a well-balanced land use pattern capable of meeting Coordination - Provide coordination of Township plans with adjacent governmental units and overall plans for the Tri-County Region. 2 �summation of such findings as contained in the study report, Background for Planning. Location Windsor Township is located immediately south and west of the City of Lansing, very near the center of the Tri-County Region, and is bounded on the north and east respectively by rapidly urbanizing Delta and Delhi Townships. The Township is directly connected to Lansing by US-27 (M-78) and M-99. However, I-96 serves to link the Township to such major Michigan urban centers as Detroit, Grand Rapids, Muskegon and Flint. ·-·,·-; ~.. _,. ... I ..... w- \l lll.11 ' ·, 1-:·!._. .... \ . I Most activities; cultural, recreational, service, commercial, employment, and communications; are centered in the Lansing core area. However, Charlotte and Eaton Rapids, in Eaton County, serve as subsidiary focal points for such activities. ·-·+-- ' :I • .,• • , . . . . ."' ! ! 1· ''°''" OH ' ■-- ·-1 •. ...J---- Po2,ulation Although no particular decade stands out as being a period of significant growth, Windsor Township and the Village of Dimondale have grown consistently from a population of 1,334 in 1920 to approximately 3,600 in 1966. The present development pattern evidences a major concentration of population in the Village of Dimondale, with the remainder of the population being fairly well distributed throughout the Township. DESIGN CONSIDERATIONS Throughout the study phase of the planning program for Windsor Township, many important factors pertinent to a thorough understanding of the community's outstanding assets and liabilities were discovered which will have a major influence upon future community development. These factors must be given paramount consideration in the drafting of a Comprehensive Development Plan. The following is a brief 3 �Problems in the land use patte rn ar e, a s yet, not acute due to the area ' s sparce population. However, s ymptoms of several urban problems are becoming increasingly evident. The median number of school years completed by Township and Village residents was 11. 1 in 1960 , while the median income only slightly exceeded $5 , 700 . According to more recent estimates, by the Tri - County Regional Planning Commission staff, the medi--=~- family income had risen to nearly $7 , 400 in 1965. In 1966, Windsor Township and Dimondale contained some 1, 012 occupi ed dwelling units having an estimated 3. 53 persons per unit. Traffic and Maj or Streets Presently U. S. 27 is the major tr affic artery in Windsor Township , connecting the Township to Lansing, Charlotte and points south. Since a majority of the traffic utilizing thi s facility (averaging 11 , 000 vehicles per day) has no destination within the planning area, futur e volume reductions might be anticipated when the proposed new freeway facility is constructed tb bypass the Township to the west. Em-2!_QYmen t Total employment in the Tri-County Region increased at an average annual rate of 1 % over the period 1956 to 1965. Lansing City is the pr ime employment area in the Region with Windsor Township serving as one of the City's several outlying ''bedroom communities. " Approximately 53 % of the Township's employed labor force worked in the City in 1960 with the automobile industry being a major employment influence. Manufacturing, retail trade, and agriculture, were the three major employers of Township and Village residents in 1960. l i tilities and Facilities The planning area, as yet, has no public sewer or water facilities , The Village of Dimondale is presently in the process of planning for sewerage facilities under orders from the Michigan Water Resources Commission, although Federal assistance is somewhat doubtful. Construction is to begin not later than June 1 , 1968 . The sewage treatment facility presently being planned i s scheduled to have a capacity of 150, 000 gallons per day, to service an estimated 1, 500 per sons. Land Use Windsor Township and the Village of Dimondale encompass approximately 21 , 200 acres of land, 90 % of which is vacant or in agricultural use. Since 1960, nine plats have been recorded, six of which are located north of Dimondale, near or adjacent to the Grand _R iver. This platting evidences a northerly direction of growth toward the City of Lansing. The new Michigan State Secondary Complex is proposed for a 340 acre site just west of the U, S, 27 1-96 interchange. This facility will serve a subsidiary function to the downtown Lansing decision-making center. As many as 17 state functions have been mentioned for possible location in the Complex. 4 �that once developed, the Complex will have a marked influence upon sun: ounding land uses and traffic volumes, Problems within the Township and Village mclude a fragmentation of s chool districts , pollution of the Grand River , and less than adequate provision for solid waste di.sposa1. A further problem presently being encountered is the excessive expenses involved in providing sanitary facilities on a purely local basis, Water - The availability of an adequate ground water supply will play an important role in the development of the Township, At present the ground water supply appears adequate, but increased competition with other governmental units in the metropolitan area could change the current water picture, MAJOR FACTORS AFFECTING DEVELOPMENT Topograpgy - Areas along the Grand River are particular ly desirable locations for residential development due to their rolling scenic character. Sewerage - The sewage disposal situation is one which poses serious implications for the future. Adequate service at reasonable construction costs and service rates could g-reatly enhance development potential. The current problems must be solved, but caution toward embarking upon a short-term solution which may disregard long-range demands must be voiced at this time. Soils - Several areas are characterized by poorly drained and unstable soils, however, the Township's prime development areas are relatively free of such severe soil conditions. Flooding - Caution must be exercised in the development of areas immediately adjacent to the Grand River, Some such areas are subject to periodic innundation and are therefore not suitable for intensive uses which are subject to severe flood damage. State Secondary Complex - The exact influence which the new State Complex will exert upon other land use developments in the near future cannot as yet be measured, as at present it is not lmown just what State functions are proposed in total, nor has the construction scheduling been completed. It can be assuredly predicted, however, 5 �I I r· I 1·. I I I DIMENSIONS OF FUTURE CHANGE I ·- ��Schools : School district annexations will provide a more logical and equitable delineation of school district boundaries. ASSUMPTIONS In projecting population into the future and therefrom allocating land uses to accommodate such population, it becomes necessary to first presuppose those conditions and happenings likely to effect this future growth. The Plan projections are based upon the occurance of the e-vents embodied in the following assumptions : Annexation : The area north of I-96 will, in all pr obability, be annexed to the City of Lansing before the end of the present planning period. Thus, in planning for projected growth, land use allocations for Windsor Township and the Village of Dimondale will be i ncluded only for those areas south cf I - 96. The area assumed to be annexed, will be graphically shown as it is depicted in the Lansing City Master Plan for the purpose of accommodating the City's urban spill-over. Residential : There will be a general decrease in the number of persons per housing unit as the rate of family formation increases and birth rates decline. Thj s will result in a need for more r esidential units for a population of 6, 200 than would be needed for a similar population whose families are larger. State Secondary Complex: The presence of the new State Complex will result in the growth of complimentary uses near the subject site. Employment: The Township will continue to depend upon Lansing as its major source of employment. The planning area is likely to retain its role as a "bedroom community" to Lansing; deriving a large share of its nonagricultural economic livelihood from the City. I I I I r- Charter Township: Windsor Township will become a charter township before 1970. Transportation: The automobile will continue to serve as the principle mode of transportation throughout the duration of the planning period. PROJECTED NEEDS AND EXPECTATIONS Public Services : Dimondale and vicinity will be served by public water and sewerage services before 1970. The Grand River: The Grand River will increase in importance as a recreational asset and residential development will continue to locate along its shores. 4 mo 6 1970 1980 1190 j" �The following is a brief summation of changes which Windsor Township can anticipate by 1990, All but population and employment will receive further consideration in their respective plan subsections. Educational: School plant requirements within the Township proper, will consist of two elementary schools and possibly one junior high school. It is estimated that by 1990, there will be 685 elementary (K-6), 27 5 junior high (7-9) and 240 senior high (10-12) students in Windsor attending these schools or the senior high school in Delhi Township. Population: Based on the continuance of past trends, the rate of population growth -should approximate 26% for each ten year period resulting in respective populations of 3,850, 4,900 and 6,200 in 1970, 1980, and 1990. DIMENSIONS Employment: Since employment is even more difficult to project than population, a very general planning technique was utilized to predict the 1990 employment level for Windsor Township. The technique used is based on projections ·of both population and employment for the Tri-County Region. A ratio of employees to total population indicates that approximately 35% of the regional population was employed in 1965, and that this figure will decline to 31 % by 1990. This compares to 36% or 1,179 employed persons for Windsor Township in 1960. Assuming the ratio of employed to total population will decrease over the planning period, due to the larger number of individuals in the 18 to 24 age group pursuing higher educational levels, this ratio might reasonably be expected to approach 31 % by 1990. The Township can thus expect to have an employed labor force of approximately 1, 925 by 1990. (Based on an estimated population of 6, 200 persons, ) OF FUTURE CHANGE 1990 POPULATION 6,200 persons TOTAL STUDY AREA 21,200 acres -- 1,925 1,200 Students Employed 3 Schools Persons Land Requirements: By 1990, Windsor Township will require a minimum allocation of 1,000 acres of land for residential uses, 135 acres for industrial uses, and 54 acres for commercial uses. There are presently 640, 63, and 34 acres being used for these respective uses. Ill RESIDENTIAL 1000 7 aor .. I h COMMERCIAL 5-4 acres w... INDUSTRIAL 135 acre> �I r rr. [, r f~ I I II I I I ~Ir 1 ~ = I~'-'• FUTURE LAND USE ��rn RESIDENTIAL LAND USE CONSIDERATIONS m Present Situation ,n Residential land uses total approximately 640 acres of land in Windsor Township and the Village of Dimondale. This area is comprised primarily of single family residences with 982 or 97% of the 1,012 housing units being so categorized (includes farm and nonfarm units) in 1966. Recent trends, however, evidence a growing demand for two-family, multiple and trailer dwelling unitso Projected Housing Needs There are presently 1,012 housing units in the planning area accommodating a population of 3, 573 persons. Housing needs for 1990 are estimated at 1,880 units or approximately 870 additional housing units. LAND USE PROPOSALS AND RECOMMENDATIONS Future Residential Land Reguirements In the process of planning for future community growth, it becomes essential that a logical method of projection and allocation be evolved. The method chosen by your Planning Commission is one of present developmental analysis, projected population increase, assumptions of future desired densities, projected structural needs to accommodate (where appli'cable) the expected growth, future gross land requirements, and statements of predetermined policy guides and developmental standards employed to reach the projected land allocations. This process, with the resultant findings and recommendations, are presented for each of the major Township land use functions. Based on the above estimate of 870 additional housing units by 1990 and assuming that both the proposed density desires and population projections are correct, a minimum of 360 additional acres of residential land will be required in Windsor Township by 1990. Due to the dispersed character of present residential development, it is unrealistic to allocate only 360 additional acres of land for such usage. This would result in a plan which is much too restrictive in terms of residential location, thus making the plan very difficult to implement. The land designated for residential use is far in excess of the needs anticipated by 1990. However, 8 �the presented plan has been so developed as to satisfy the concentrated growth principle in addition to providing maximum flexibility, by the establishment of a residential growth pattern. Developmental Density Areas Recommended areas for urban residential development have been divided into three basic density classifications : low, medium and high. Areas of low density development will contain from one to three dwelling units with an average of some 5. 2 persons per gross acre. Proposed locations for this density parallel the Grand River, north of the Village of Dimondale and then run west, to complement the new State , Complex. These areas have good access via existing roads, to Dimondale and Lansing, contain relatively stable soils for septic development, and possess desirable topographic and aesthetic attributes for suburban residential usage . Medium density development areas will contain from three to eight dwelling units per gross acre with an average of 17. 5 persons. Areas designated for this more dense development are located in the Village of Dimondale and around the I-96 interchange. The Village presently consists of residential development of this type and character and the intent is to expand this area as a core of more intensive land use activity. Lands adjacent to the I-96 interchange, possessing favorable residential characteristics, have also been designated as medium density areas to complement the new State Complex. Both of the medium density cores are in excellent position to receive forthcoming sanitary sewerage facilities. High density developments will contain in excess of eight dwelling units per gross acre, with an average of some 27 persons. Although specific high density areas are not shown on the plan, due to the relatively small projected land requirements, such uses should be located near major thor oughfares , As mentioned, lands designated for residential usage are in excess of expected demands. This statement should not be misinterpreted, however, as two very important variables have shaped this planning method. The first variable concerns those lands located north of I-96, As it can reasonable be assumed that this area will be annexed to the City of Lansing before the end of the planning period, and that it -wi.Ir principally accommodate Lansing's urban spillover, projected Windsor land needs cannot and should not be allocated for this area. Yet, as the exact date and area of such action cannot be predicted at this time, the Township has included this area in its plan to guide the area's future development and to avoid future urban problems as much as possible. The second unmeasurable influence is the new State Secondary Complex. A proposar of this magnitude will have a very definite influence upon the development of Windsor Township and the Village of Dimondale. Yet, again , the problem of scheduling evolves, as neither an exact scheduling of construction nor a final determination of the uses to be included in the Complex have been pr esented. Therefore, the Planning Commission can again only estimate and allocate . a fair amount . of land in this vicinity for future complementary uses. 9 �,-, shopping facilities and employment centers for maximum uncongested access and convenience. Further, such areas of high density development should be placed only where sanitary sewer facilities are available. recreation areas, utilities, shopping centers and churches. Policy Guides and Standards for Residential Land Develo.2_ment 7" All types of residential development should be provided, ranging from large residential estates to high density apartments, to satisfy various housing desires. 6. Residential areas should be protected against activities which produce excessive noise, dirt and odors, or which generate heavy traffic, Policies are statements setting forth the means or approaches used to achieve the previously stated objectives. In this sense , they are considered to be a series of guides for both public and private decisions. Because they serve as guides for decisions, they are the basi c precepts or principles for the formation of a Comprehensive Development Plan. Formulated r esidential planning policies are as follows : 8. Sound and imaginative land development should be encouraged, which will allow increased density, while providing more usable open space and a more attractive residential environment. 9. Future residential growth should be maintained in compact neighborhoods where necessary community services, including police protection, fire protection, water , sewer and schools, can be most economically provided, The quality of existing residential neighborhoods should be preserved and enhanced. 1, 2. Premature subdivision of vacant land should be discouraged. Where a specific demand is evident~ land development policies should be flexible enough to be able to absorb such new development under proper provisions for public services. 10 . Residential neighborhoods should be ideally up to one square mile in area, bounded , but not penetrated by major streets, and should be served by an elementary school, playground, and small park in a central location. A small shopping center should be convenient to all homes, The peripheral major streets should be internally served by a network of collector and minor streets fitted to the terrain with careful consideration given to drainage , signt-distance, winter driving hazards, · maintenance economy, and emergency and service vehicle access. 3. All residential areas should be attractive , with well-designed and well-maintained structures, offstreet parking and attractive landscaping. 4. Local residential streets should carry only traffic having a local destination. Fast, through tr affic should be confined to major s treets and highways. lL Residential structures should not be located within flood plains of rivers and streams or in any other locations which present hazards to the safety or health of residents. 5. Each residential area should be adequately served by such facilities as schools, parks and 10 L �RESIDENTIAL LAND REQUIREMENTS - 1990 Density Types Dwelling Types & Lot Sizes Low Single Family Density 15,000 to 40,000 sq. ft. Medium Density Average DU's Per Gross Acre 1-2. 9 Assumed Pop. Dist. 60 % Population 3,600 (1.5) Av. Pop. Per Gross Ac. 3. 5 X 1. 5 Gross Ac. Per 1000 Pop. Gross Ac. Required Total Required (Inc. 20% Exp.) 192 691 830 57 120 145 5.2 One & Two Family 5,000 to 15,000 sq. ft. High Multiple Family Density 2,500 to 5,000 sq. ft. 3-7.9 35% 2,100 5 X 17.5 (5) 8+ 3. 5 300 5% 2. 7 X 27 (10) 11 10 37 11 rn �. C ~· l~L [_. No. Acres* Use Neighborhood & Community Service 3 Misc . & Highway 2. 5 Service Total 5. 5 *Number of Acres per 1000 population **Includes 20 % expansion factor COMMERCIAL LAND USE CONSIDERATIONS Present Situation Commercial land uses in Windsor Township presently occupy some -34 acres of land, nearly all of which is located either in Dimondale or along U, S, 27 (M-78) , As yet, the only concentration of predominately retail activity is that found in the Village of Dimondale as those commercial uses along U, S. 27 are primarily transit oriented, Total** 23 19 42 As shown , by 1990 Windsor Township can anticipate a need for some 42 acres of commercial land, excluding lands used for commercial recreation. This means that the 34 acres , presently classified as commercial, should be discounted to 20 acres to compensate for the existing 14 acre driving range on U. S, 27 . The Township will, therefore , require an additional minimum of 22 acres of land for various commercial uses over the duration of the planning period, :Future Commercial Land Re9!:!_irements Various land use studies throughout the Region and nation have indicated that a community presently uses approximately two acres of retail commercial land for each 1, 000 persons. However , due to ever increasing land requirements for parking, loading space and landscaping, an expanded ratio of three acres per 1,000 persons was developed as a guide to future retail land needs for Windsor Township. Other forms of commercial activity such as highway service facilities and other miscellaneous use s are also consumers of land and hence could not be overlooked. Further study evidenced that a land allocation ratio of 2. 5 acres per 1 , 000 persons should be sufficient to accommodate these additional service needs. To compensate for possible underestimation and to afford a greater choice of site, a 20 % expan.sion factor was then added to each category to arrive at the projected commercial needs figure . Commercial Plan Commercial activity areas have been divided into three different and distinct classifications in the Comprehensive Plan; ''Neighborhood Centers, " "Community Centers," and "Highway Service Centers. " Generally speaking, neighborhood centers are designed and located to serve a subcommunity within the larger Township community and function to meet day to day or week to week convenience goods and service needs. Such areas must be so located as to allow for maximum accessibility from all sectors of the Township without undue traffic infiltration into adjacent residential areas. 12 �Community centers, in addition to serving convenience and personal service needs , generally contain establishments specializing in the sale of more durable goods such as clothing, hardware , -furniture, and household appliances , to meet community-wide commercial needs which are purchased at longer time intervals, Such centers are generally larger in size than neighborhood and highway service centers and require maximum access from all areas of the Township by major arterial roadways, new developments must occur exactly where shown. These areas merely represent a projected need in a general area for commercial activity, Policy Guides and Standards for Commercial Land Develop_ment 1. Related and compatible businesses should be grouped together in suitable and properly located areas, Highway service centers function to meet the demands of passing traffic and hence should be located at strategic locations along major arterials to facilitate their observance by passing motorists. Such uses consist primarily of gasoline stations 9 restaurants , and motels , 2. Incompatible noncommer cial uses should be eliminated from commercial areas, 3. Improved accessibility and adequate parking for existing facilities should be developed in all commercial areas, Projected commercial demands as depicted on the Plan designates the Dimondale business district, the principle shopping facility in the planning area, as a community center, To take advantage of U. S, 27 , two highway service centers and one combined highway service and neighborhood shopping facility have been located along this major roadway, The designation of these areas was based upon projected population densities , convenience distances , proposed residential land allocations , and existing commercial developments, The neighborhood center,depicted north of I-96 , has been so located as to be in conformance with the City of Lansing's Master Plan for this area, It is recommended that new areas of commercial activity be Jocated in the general areas shown on the plan, as warranted by future residential growth, The areas depicted on the plan do not mean , however , that such 4 o An adequate number of shopping districts of sufficient size and scope to conveniently serve all neighborhoods of the community should be encouraged, So Commercial areas should be developed in such a manner that they do not harm adjacent residential areas. 60 The size and design of shopping centers should be determined by pedestrian and vehicular convenience, A shopper should be able to walk easily and ~af ely from the par king area to the center and from one part of the center to the other, 7 o Higher- density residential development should be encouraged around shopping centers so that more people may walk to shop, 13 �INDICATORS FOR SHOPPING CENTER SIZES AND LOCATIONS Neighborhood Center ""'I Community Center Highway Service Center Major Functions Sale of convenience goods and personal services. Convenience goods, personal services and shopping goods. Auto or traveler service facilities Leading Tenant Drug store or supermarket Variety store or junior department store. Gasoline station, motel, restaurant Usual Minimum Site Area 4 acres 10 acres 1 (+) acres Number of Stores 5-15 15-30 Undetermined Service Radius 1 to 1 1/2 miles 3-4 miles ----Passing traffic Minimum Service 3,000-5,000 15,000-40,000 ----Passing traffic Preferred Locations Intersections of collector streets Intersections of major streets Adjacent to major arterials Acres per 1,000 Persons 2.00 0.75 1 - 2. 5 ""' 14 �Future Industrial Land Reg_uirements 8. Merchant groups should be encouraged to initiate improvement programs to make their shopping centers more attractive and more efficient. Such programs could include landscaping, architectural and sign controls and the provision of off-street par king and loading. It is anticipated that the industrial land needs for the Township ' s projected population of 6, 2oo ·persons, should approach 135 acres by 1990. This acreage figure is based upon a ratio of 18 acres per 1, 000 population plus a 20 % expansion factor. 9. Strip commercial developments along major s treets should be di scour aged where inadequate depth is provided for turning movements , because of the conflicts that develop between through traffic and commercial traffic. This figure is in excess of a generally accepted planning standard which calls for appr oximately 12 acres per 1, 000 population. However , in the cas e of Windsor Township, whose economic role in the metropolitan area has yet to be defined, this figure could be low. Should more land be demanded for industrial purposes than has been allocated on the land use plan, it i s recommended that such added development be located in close proximity to the areas shown on the plan. The U. S. 27 - I-96 interchange is a prime locational determinant for industrial development, as is the southwest portion of Section 8 , which connects the Grand Trunk Western Railroad and U. S. 27 . Soils conditions in these areas are suitable for such development and residential structures are relatively nonexistent. Both of the proposed industrial areas also possess excellent access to the I-96 freeway, the proposed State Complex, and are in close proximity to areas presently being considered for sanitary sewer facilities. 10. Highway service ar eas should be located properly to serve motorists without creating traffic congestion or harming adjacent properties. 11. The location of commercial areas should be r elated to an adequate market radius, estimated customer potential, suitable location in the market radius and consideration for neighbor hood circulation patterns. INDUSTRIAL LAND USE CONSIDERATIONS Present Situation The major industrial land use activity in the Township, in terms of acre age, is that of sand and gravel exc avation which encompasses approximately 27 acre s. Based on acreage used, nonmanufacturing and the pr oduction of durable goods are of secondar y impor tance utilizi ng some 20 and 15 acr es of land respectively. Locational Re.9.uirements and Site Criteria Industry has emerged in recent years as a very desirable land use activity both from an economic and aesthetic standpoint, The re a son has been an increased 15 �2. The provision of adequate space for off-street parking and loading should be required. emphasis on good location, improved industrial practices, and more pleasing site design. Industry, itself, has had a great deal to do with modernizing their operations and it is the community's duty to compliment such practices by setting aside desirable sites to accommodate industrial uses, The following criteria was employed to locate proposed industrial areas and can also aid the Township is providing additional desirable sites for future industrial activity if needed: 3. Buffer areas, formed by some combination of off-street parking, general commercial uses or parks or parkways , should separate industrial areas from residential areas. 4. Industrial parks, with attractive site planning, landscaping and building setback and coverage controls, should be provided to attract high-quality industrial development. 1. Locations within easy congestion-free access of major highways or railroad lines. 5. Industrial nuisances such as smoke , dust, odors and noise , should be controlled by adequate zoning, 2. Large sites to provide sufficient space for potential expansion, for landscape amenities, and for on-site parking and loading. ~~n - 6. Industrial plants should be grouped together in specific areas or belts. Industrial land should not be scattered indiscriminately among other land uses because of greater public service costs and harmful effects on adjoining uses. 3. Service (or potential service) by water, sewer, fire and police protection, 4. Desirable soils in terms of stability and drainage capabilities. 7. Industrial needs should be determined in relation to overall metropolitan requirements and economic projections. 5, Protection from encroachment by other dissimilar land uses, 8, Residential land uses should not be allowed to develop within industrial districts. POLICY GUIDES TO INDUSTRIAL LAND DEVELOPMENT 1. Adequate utility services and access to needed transportation facilities should be provided in all industrial areas. 16 �Policy Guides to Agricultural Land Use AGRICULTURAL LAND USE CONSIDERATIONS L Adequate measures should be developed to protect prime agricultural land from urban encroachment. Agricultural zoning is a long-term device to maintain proper areas in agricultural production. Agriculture continues to play a significant, though diminishing, role in the use of land in Windsor Township. Some 14, 500 acres were being used for agricultural purposes in 1966. Windsor Township cannot reasonably expect all of its ar ea to develop by 1990. Therefore , several thousand acres have been depi cted on the plan for agricultural usage. As can readily be seen, some of the land set aside for this purpose is not now utilized for agriculture; nor is it likely to be so used in the future . However, due to soil conditions, lack of accessibility, and in some areas , the existing developmental character , it is recommended that these areas be retained in uses of very low intensity. 2 . Measures should be developed which would en courage the use of suitable rural land for private recreation. Areas designated for agriculture may be developed for residential uses having relatively large lots. Lots of 40,000 square feet or larger generally do not require public sewer and water service and therefore carr be located somewhat distant from service areas. This also offers the potential for estate type developments, thus expanding the range of choice among housing types within the Township. Since agriculture continues to play an important part in the use of land in the Township, those areas best suited to agricultural endeavors should be preserved as such. 17 �~ WINDSOR I p , ., I ~,, I LAND ) r,-----1=-~l,..-~-----'......,_ I USE PLAN RESIDENTIAL Medium Density I Low Density I I )""',>-, :I ,/1----7 '-,, • ¢ ):.-- :: ------------- - I I _ _ INDUSTRIAL ~~------7-- / ' )', I .~/• OlMO NDALE COMMERCIAL : - I I '~~m TOWNSHIP GOVERNMENTAL I I I I ----+------,-----1-1----" I I I I I I I I 6 .5 0 Scale in miles --·---.. . . •- ----=➔--- ~ -- TRI-COUNTY REGIONAL PLANNING COMMISSION 535 Clippert St. , Lansing, Michigan '"''!' 1 -~ Tha prap,1,•nUoo or ll,!,; wn" lln.inclnlly :,.J<Jod Un·oug:h :, 1•'<:clc,·nl grnnl fr1>m the Url>lm Renawnl Adinlnl&t>:nUon of the Ocpn1"lmont o[ Uouslng ond Urb.1n Dcvel\>j)rnenl, undu1• the Urban Plannlng A~~l5tance !'rug,-~.,, authorized hy Section 701 of tho Housing Act of l&.54, :u; amon<led, ndminlste,-ud t,y the ~Hcl1ii:m1 0cJ)nrtmcnl or Commo,·cc. �COMMUNITY FACILITIES PLAN 1 11 �I �Future School Construction Within the Townshi2_ 2 1 '~ - - - - - - -.lJ ·~<, ,..,, ~-.} E;..,-J. . ~~- ~ -· ,...,,, The Holt School District is presently the only district contemplating new school construction within the Township during the planning period, It is estimated that with school district annexations, there will be approximately 1,200 students (K-12) in Windsor Township to be accommodated by the Holt District by 1990. This enrollment will consist of approximately 685 elementary (K_-6), 275 junior high (7-9), and 240 senior high students (10-12) whose Windsor located school plant requirement will consist of one junior high school and two elementary schools. It is anticipated that all senior high students will continue to utilize the existing facilities in Holt. Elementory School 1 Junior High Schoo I - -I #"•» .~ I (A i...,.. 11 .., ' I - ~••Jill EDUCATIONAL LAND USE CONSIDERATIONS Present School Situation l I_~ _ rn 1-·· j_LI The two elementary schools, one existing and the other a proposed facility northeast of the Grand River, should have respective capacities of 450 and 300 students, The junior high facility should have a capacity of approximately 750 students and will draw from portions of Delhi Township as well as from Windsor Township and Dimondale. Windsor Township is presently being served by seven school districts with the Holt District playing the most significant role in terms of students accommodated and school facilities within the Township, There are, however, presently only two schools located within the planning area, Dimondale Elementary School, located in Dimondale and hence the Holt District, had an enrollment of 472 in 1966, It has 19 classrooms and an enrollment capacity of 590, based on an average classroom size of 31 students, West Windsor Elementary, the second facility, is a two room school with an enrollment capacity of some 60 students, This facility, although in use, is presently not being utilized by Windsor Township students, All students from the Township who reside in the Charlotte District are being bussed to schools in the City of Charlotte, There are two alternatives for the junior high school location. Alternative one is in Windsor Township approximately as shown on the land use plan, Alternative two is in Delhi Township near the Holt and Grovenburg Roads intersection, The ~hoice .of one or the other of these sites will depend on the expediency with which a site can be acquired, and the availability of public services. Both the new elementary and junior high schools should include sufficient space for related park facilities. 19 �4. Sites should be acquired or reserved well in advance of the development of an area. SPACE NEEDS T.Y.Q_e Elementary Park Elementary Junior High-Park** Site Size In Acres 15 13 45 No. Total Acreage* 1 1 1 Recommendation 15 13 It is strongly recommended that school district boundaries be redefined to more efficiently and economically serve the needs of the Township population, Of particular concern is that area north and east of Dimondale where a more logical delineation of boundaries i s in order, 45 73 *Includes recreation space and school site **In the general area of either alternative one or two The third elementary school shown on the Plan diagram has been so placed in accordance with the City of Lansing 's Master Plan which, a s previously mentioned , encompas ses that portion of the Township north of I-96. We st Windsor Elementary is not portrayed on the 1990 Plan, in that the present plans of the Charlotte School Distr ict are to eliminate all one and two room schools sometime after 1970 and bus all outlying students to schools within the City of Charlotte. SCHOO L STA ND AR DS Poli cy Guides and Standards for School Development L A school should be centrally located in relation to the population it will serve. Type Min . 2. Elementary schools should be located so that children can conveniently walk to school without crossing major tr affic ar terials. Junior and senior high schools should be conveniently accessible by automobile or mass transit facilities , 3, Development of combined or adjoining school, park and recreational facilities should be provided in or der that they may be given maximum and efficient use and land cost may be reduced. 20 Pupil Size Ideal Max. Site Size Acres Ser vice R adiu s E l ement ary 230 700 900 5 +l / 100 Pupils 0 . 5 Mi. Junior High 750 1,000 1,500 15 +1 / 100 Pupils 1. 0 Mi. Senior Ili gh 900 1, 500 2,500 25 +1/100 Pupils 2. 0 Mi . Elementary Park Combin ation 8 +l /100 Pupils 0. 5 Mi. Jr. High Park Combination 40 +1 / 100 Pupils 2. 0 Mi. Sr. High P ark Combination 40 +l/100 Pupi l s 2 . 0 Mi. �Windsor Township has a number of opportunity areas which offer the potential to be developed as community park facilities. Of particular impact is the barren pit north of the State Secondary Complex site and any of the several points along the Grand River, particularly Island Park,, the several backwater areas and the gravel pit along the northwest boundary of Dimondale. Furthermore,, the area depicted on the plan in the southwest portion of the Township and extending into Eaton Rapids Township,, 0ffers excellent recreational opportunity. An area of thh , size and character should be preserved in the event that a regional or metropolitan recreation authority is established during the planning per iod. PARKS AND RECREATION LAND USE CONSIDERATIONS Present Situation '-~ Windsor Township and the Village of Dimondale presently have but five acres of land both owned and used by the public for recreational purposes. The Dimondale School playground and the Village horseshoe courts comprise this land area. Future Recreational Land_R_~.9.uirements Local recreational needs should approach 5. 5 acres pe.r 1 ,, 000 population fot' a total of 35 acres by 1990 ,, according to generally acknowledged standards. This might be termed the minimum acreage requirements since community parks or those parks for communitywide patronage are not included. This figure also does not include lands for r P-gional parks , scenic roads, or privately owned and public..;.lly used facilities such as golf courses. The 35 acr e minimum does includ8 school oriented playground facilities,, ne1ghborhocd parks and playfields. . The Village of Dimondale also has quite a reputation to build upon regarding the pitching of hor seshoes. This activity is an important community asset and should be given a high pr jorHy in the provision of future recreational facilitiPs in order to make the Village of Dimondale the horsebhoe pitching center of :vnchigan. Flood plains,, as designated on the plan, are not necessarily proposed for parks and r ec;reati'On. These are open space area1 which should rmnain undeveloped by intensive uses to minimjz e potential flood damage ,, to maintain the hydrolic efficiency of the river , and to prepare for their potential development as recreation areas or scenic highway routes as future needs evolve. Approximately 30 acres of new facilities should be complementary to,, m: part of, the school- park system. In addition,, neighborhood parks and playfields can be provided by requiring that small land areas be dedicated to the Township o:r Village, by subdivider s 9 in the land subdivision process. In so doing,, areas can be set aside for both active and passive recreation to meet the needs of all residents,, whether young or old, 21 �UTILITIES Policy Guides and Standards for Recreational Land Use Develo2ment Present Situation A balanced system of recreation facilities should be developed and properly distributed to serve the entire community. 1. Currently, the planning area is without public water and sewer service. Dimondale is under order by the Michigan Water Resources Commission to provide such service within the next two years in order to curb further pollution of the Grand River and also to insure the availability of a safe water supply. · The Village has made application for a Federal grant to aid in satisfying these needs , but a low priority nearly eliminates this as a financial source. 2. Community active and passive recreational needs should be satisfied and provided for all age groups. 3. Neighborhood parks , in conjunction with public schools , should be developed wherever possible. 4. Sites should be acquired or reserved well in advance of tixpected development. Future Sewage Disposal Needs 5. "Open space" policies should be developed which would preserve s cenic or historic sites, reserve land for future urban use , protect irreplaceable natural resources , and maintain prime agricultural land. Two alter n atives are available to the Village to solve the sewage disposal problem. The first entails the construction of a proposed 150 , 000 gallon per day secondary treatment facility to serve a future population of 1 , 500 persons. The estimated cost of this alternative would be in the vicinity of $500 , 000 . 6. Policies should be promoted which would encourage the development of woodlots and other scenic areas as private recreation facilities . The second alternative involves the utilization of the 1,000,000 gallon per day Delta Charter Township sewage treatment plant located on the Grand River west of Lansing. No cost estimates have yet been determined for this alter native, STANDARDS FOR PARK AND RECREATION AREAS Type Ac/1000 of Area Pop. Playgrounds 1.5 Neighborhood Parks 2.0 Playfields 2.0 Community Parks 3. 0 Size Ideal Min. 4 2 Service Radius 0. 5 Mi. 10 5 15 10 o. 5 1.5 50 30 5. 0 It is strongly recommended that the second of these alternatives be pursued. The following reasons are presented to substantiate this recommendation. 22 �The proposed treatment facility is designed to serve a population of 1,500. Initially, the plant would serve the Village population of 900 persons to which another 900 will be added by 1975 accordint to plan proposals which call for a concentration of growth in the vicinity of Dimondale. This means that the plant would be operating over capacity by 1975 and that another sizable expenditure would be necessary by Township and Village residents within a relatively few years to provide an expanded facility. Such considerations should be weighed carefully in the cost comparison process. 1. Tertiary treatment is tremendously expensive and it will not be economically feasible to provide such treatment at several locations. Should Lansing elect to more perfectly treat its sewage effluent while upstream communities do not, little will be gained in maintaining a high level of water quality. Efforts should be coordinated now to prepare for a single area-wide facility where more complete sewage treatment can be economically provided in the future . As the above indicates, sewage disposal is an area-wide and not simply a local problem. Steps should be taken now to arrive at an equitable area-wide solution before the problem becomes further complicated by only immediate and temporary solutions. The expenditure of local funds to satisfy temporary need increases the overall long-term cost of providing sewer service. In some cases only the temporary solution is open to the community, demanding that it be persued. In this case , a more permanent alternative is available and it has the potential to benefit not juBt the residents of the planning area but also those of the larger metr opolitan community, It is hereby recommended that a cost comparison be made of the two alternatives , considering present, as well as future costs. It is believed that the over all cost of consolidating service would provide a much more economical solution. It is further recommended that negotiations be started to organize a sewer district consisting of Windsor Township , Dimondale, and Delta Township. This is an opportune time to begin solving the metropolitan sewage disposal problem and might pave the way for a totally unified 2. The State is contemplating purchasing sewerage service from Delta Charter Township to sel'vice the new State Complex to be located in Windsor Township. Preliminary plans have already been prepared by Delta Township to serve the Complex and to provide, in addition, a surplus capacity of three to three and one half million gallons per day at the site. This is enough to serve a population of approximately 30 , 000 persons, well m excess of that anticipated for the planning area by 1990. 3. An additional sewage treatment plan discharging into the Grand River is contrary to the long-range objectives established by the Michigan Wate:r Resources Commission to upgrade the water quality of the river. Safo total body contact is the objectiv~ and an additional sewage discharge, whether secondarily treated or not, would not aid in fulfilling this objective, 4. As the metropolitan area continues to grow, a more complete method of sewage treatment will be necessary to maintain water quality standards. 1111 23 I 'Ill �\ " WINDSOR PUBLIC TOWNSHIP FACILITIES PLAN , {) FACILITIES I I : )''·,• -, /I '· I I -~·+-- -----j'L-----+------------• e EXISTING I ' • 0 PROPOSED I I / /) : •ob<IL . SCHOOL I RECREATION and OPEN SPACE I I I I I i GOVT. CE ----+---- -..----+1---1 I I I I I I 30 ,. 6 0 ,5 ~~m~~ t - - - - - 133 TRI-COUNTY REGIONAL PLANNING COMMISSION 535 Cllppert St. , Lansmg, Michigan TM pmparat.1011 o( this map wu ftnanclally alood 11,...,..p I l'\Kllral p-ant from Iha Urhlln ftcr,cwal Adnlit1LaU-11ion of 1116 Dc!11nrtm,,nt or llou1ln1 and Urban Dewlopment, under Iha Urt.n PlaMblg AulatlLDOII Proe:nm authorized b) SHUoa 701 of Iha llwalna Act of 1964, u 1.ir,ondlod, lldmlnla\Cred by the Mkl,(pn Oi!partmNI oJ Conu,..,..,.. •9 �: MAJOR uses at STREET PLAN =- a -• • ---- l �"' PUBLIC BUILDING CONSIDERATIONS metropolitan sewage disposal district consisting also of La.n:3ing, East Lansing, and Delhi Township. Present Situation Future Water Needs There are presently two centers of government within the planning area. The first being the Dimondale Village Hall, located next to the fire station and the second the Township Hall at the corner of Jefferson and Bridge Streets. The Township Hall is a very old structure which will require renovation or replacement by 1990 ,, and the Village Hall is less than adequate in size. At present, the water situation in the metropolitan area is one which evidences a gradual lowering of water levels. Increased competition between the various metropolitan subunits. will not improve this situation. Every effort should be expended to insure that a continuous water supply is available and policies should be adopted on a metropolitan or regional scale to fulfill this objective. Water and l?ewage disposal service are metropolitan (or regional) problems which cannot be solved equitably at the local level. Recommendations It is highly probable that if Windsor Township is to maintain a public building for a governmental center, a new structure will have to be constructed. It is recommended that the Village and Township jointly provide such a facility in the vicinity of the present Township Hall, to be utilized as a combined TownshipVillage Governmental Complex. This would combine an excellent centr alized location with economy in the pr ovisi on of such a facility. Provi sion might also be made to accommodate the fire station and libr ary facilities in thi s complex to minimize the number of sites and buildings requi r ed to satisfy public facility needs. This Complex might r easonably be expected to occupy fr om one to thr ee acr es to adequately provide for landscape amenities and off- street parking. Such action would require that additional land be purchased adjacent to the present Township Hall site. Solid Waste Dis2osal Needs Windsor Township operates a modified sanitary land fill which is generally less than adequately maintained and is characterized by incomplete cover , ground water problems and a lack of sufficient space. The ' Village of Dimondale utilize s an open dump, a facility whi ch must be converted to a proper ly managed sanitary landfill by 1968. Both facilities are potentially ' hazardous to the public health and safety. It is anticipated that the Township and Village will require about 0. 2 acr es of land per year for each 2 , 000 persons, with refuse compacted to an eight foot depth. This means that the area will require a minimum of 10 acres for landfill between now and 1990. It is recommended that the Township and Village cfosely comply with Phase I of the Tri-County "Solid Waste Disposal Study 11 to insur e that future needs will I be met. 24 ��~ A community's transportation network has many parts and functions, all of which must be so related as to provide for the most efficient, economical and safe movement of people and goods between various land use activities. Properly planned and coordinated, this component can make the environment more attractive, strengthen commercial and indus- trial developments and assist in implementing and stabilizing land use patterns. This section of the Comprehensive Development Plan has been developed as a guide for the future location, function, and design of major streets and highways within Windsor Township and the Village of Dimondale. 26 �point out the criteria by which each facility is so categorized. In addition, cross-sectional standards have been developed as a guide for new roadway construction and for proposed improvements to existing roadways. The presented standards were designed and approved by the Tri-County Regional Planning Commission Technical Coordinating Committee in mid 1966. Present Situation Generally speaking, there are but three major trahsportatioil facilities in Windsor Township; I-96 , US-27 and M-99. In terms of traffic volumes, U.S. 27 is the single most heavily traveled highway in the planning area, carrying an average of 11 , 000 vehicles per 24 hour period. Princi2_les and Standards The direction, rate and type of anticipated growth is in many ways dependent upon the adequacy of the transportation system. Streets and highways must be organized into a well-defined hierarchy according to the uses they presently accommodate and the functions they are expected to assume. For this reason, a functional classification of streets and highways is presented to FUNCTION A L TYPE Local Street Collector Street P RINCIPAL SERVICE CH ARACTER I STICS• DESIGN SPEED (MP !!l DESIGN VOLUME / LANE / HOUR ACCESS CONTROL Provides direct access to individual abutting properties 30 100 None Collects and distributes low speed, medium volume local street traffi c and moves it to 30 250 None and from arterials; also pro- vides direct access to individual ab.ttting properlies Minor Arterial Moves through traffic at moder ate speeds and volu mes to and from major arterials, expressways, and other tr affic generators; also provides dir ect access to Major Arterial E xpressway Freeway ~ 35 500-600 Rur al Rur al ,, None 50 400-600 Urban 30-40 Rural 50 Urban l , 000 Rural 900-1000 Limited control of access ; some cr ossi ngs at grade, some direct private driveway connecti ons Urban 50 Urban 700-800 Rur al 60 Rural 600-800 Partial control; some direct private driveway connecti ons Moves through traffic at high speeds and volumes to and from freeways, and other major traffic generators Urban 60-70 Urban 1, 000 Rural 70 Rural 900 - 1000 Moves through traffic at high speeds and volumes between major traffi c generator s ~ 60-70 Urban 1,500 ~ 80 ~ 100-1200 abutting properties Scenic Road Urban Moves noncommer cial, pleasureoriented traffic at m oderate speeds between and/or through scenic areas and parks Moves through traffic at moderate speeds and high volumes to and from expressways, freeways, and other major traffic generators Full or partial control; interchanges at major intersections; some cr ossings at grade ; no di r ect private driveway connections Full control; access connections with selected public roads only; no cr ossings at grade ; no di r ect pr ivate driveway connections *Developed by Tri-County Regional Planning Commission as part of the Land Use - Natural Resource - Tr ansportation Study, as designed and approved by the Tri-County Regional P l anning Commission Technical Coor dinating Commi ttee , 1966. 27 �CROSS SECTIONAL CHARACTERISTICS* T~ Right-Of-Way Width Pavement Width Number & Width of.Travel Lanes Local Street Low Density Medium Density High Density 66' 66' 66' 22' - 24' 30' - 36' 36' Collector Residential 90' 44' 2@ 12' 90' 48' 2@ 12' 48' 60' 24' - 48' 4@ 12' 4@ 12' 2 - 4@ 12' 2@ 24 1 4@ 12' Commercial & Industrial Minor Arterial Urban Urban Rural 120' 120' 120' Parking Lane Width --- ------- ----- 2@ 10' or None 2@ 12' or None None None None I Median StriQ Shoulder Width Border None None None Variable None None 21'-22' 15' - 18' 15' - 18' None None 22' None None Dependent on R/W None None 10' - 12' Dependent on R/W Dependent on R/W Dependent on R/W None 12' turning lane None I Scenic Road M11,JQI Ai:t!li:iill Urban Variable None Variable If provided, 10' - 12' Dependent on R/W None Dependent on R/W None None 10'-12' Dependent c,n R/W Dependent on R/W Dependent on R/W 120' - 175' 60' 4@ 12' None 120' - 175' 120 1 -175' 150' 2@24' 2@ 24' 2@24' 4@ 12' 4@ 12' 4@ 12' None None None 16-70 median or 12' turning lane 16' minimum 70' minimum 70' minimum EXl)ressway Urban Rural 200'-300' 200'-300 1 2@ 24' - 48 1 2@ 24 1 - 36' 4 - 8@ 12' 4 - 6@ 12' None None 70' minimum 70' minimum 10' - 12' 10' - 12' Dependent on R/W Dependent on R/W Freeway Urban Rural 300' & over 300' & over 2@ 24' - 36' 2@ 24' - 36' 4 - 6@ 12' 4 - 6@ 12' None None 26' minimum 70' minimum 10' - 12' 10' - 12' Dependent on R/W Dependent on R/W Urban Urban Rural *Developed by the Tri-County Regional Planning Commission as part of the Land Use - Natural Resource - Transportation Study, as designed and approved by the Tri-County Regional Planning Commission Technical Coordinating Committee, 1966. �CROSS SECTIONAL CHARACTERISTICS NOTE : Var iat ions 300 in Cron - Sect io nal Standards Ref lect Oifferen<e Between Urban and Rural Street Functions ~ ~ MIN . 79' 1 ...1.. . ,..,, 24'- 36 1 . G,r:::::-J PLUS ~ ''~'""'"" 7 2s•-'•~o' 4 · 8 MOVING LANES FREEWAY I AND Si a., I>£ NO PARKING DIVIDED I J,11: LANES PAVEMENT -200'-300 i 1 r 24 -48 1 4 -8 1 ....... .,io ,. . MOVING LANES AND NO I 24' MOVING o 11 ' lurrunQ lane ,111111, PAR KI NG PAVEMENT NO PA RKI NG 1-.. . .i..Y1 ;4•- 6~r~~~. .,. . . . . for 2- 4 MOVI~ LANES AND NO PARKING MINOR ARTERIAL ARTERIAL* 90 1 ~120' 24' A ND could be 1ub1hlul ed I(,, •• 'i 1 24 -48 1 ., l,s•-10' LANE S MAJOR • DIVIDED r ~ ~ ~~ ~~-~-5• 4 "'''ti'.,"•{\,, 26'~··70' EXPRESSWAY, ~ ,,,.i, The med10n 1trip /'"~I a ,,.,~- ~~~4•-48~::ff 2 - 4 MOVING LANES AND 0-2 COLLECTOR PARKING STREETS LANES 2 MOVING LOCAL LANES STREETS LANES �ers comply with and, where applicable, construct such facilities during subdivision development. This method of providing new facilities, though offering a somewhat fragmented approach, can be accomplished at minimal expense to the taxpayer through proper land subdivision regulations. Future Needs In Windsor Township and Dimondale, all of the existing road and street network will serve as the skeletal framework for future development. Of course, the ' functions of some of the existing network will change , due to the proposed allocation of land uses, which will cause greater use to be made of previously little used facilities . In addition, some new facilities should be constructed to fulfill plan requirements. These are: - 1. The extension of Jolly Road in Section 2, west to Crietz Road and the I 96 intersection. - 2. The extension of Crietz Road from Dimondale Highway to Holt Road to reduce unnecessary traffic flows through Dimondale. Policy Guides for the Transportation Plan 1. The circulation system should be coordinated with those of adjacent communities to insure an economical and functional system. 2. Major thoroughfares should have the minimum number of intersections needed for safety and efficiency. 3. Insofar as possible, provision should be made for the separation of vehicles from pedestrians, through from local traffic, fast from slow traffic and commercial from recreational traffic. 3. A new loop collector facility in Section 10 to serve Trial's End Subdivision, Hill'n Hollow Subdivision and probable new development in the area. The use of local streets for through traffic should be discouraged. 4. Street design and parking and loading facilities should be adjusted to fit the movement, volume and character of traffic and the adjoining uses of land, both present and future. I 4. The improvement of the Canal Road - U.S. 27 intersection to complement the relocation of Canal Road through the proposed State Secondary Complex. 5. Major streets and freeways should .be so located as to bound, rather than cut through residential neighborhoods. Residential streets should be reserved for local residential traffic. The Planning Commission realizes that each of the proposed new facilities would demand large expenditures for land acquisition and construction. Therefore, it is recommended that detailed surveys be initiated to determine exact new street location. Once such locational determinations have been made, the Township should reserve such lands to insure that develop- 6. Frontage roads should be used whenever possible in commercial areas which abutt major trafficways. 7. Where appropriate, thoroughfares of scenic attraction should be provided along with landscaping and stopping places at points of interest. 30 �TOWNSHIP MAJOR STREET PLAN* EXISTING - Freeway Major Arterial Minor Arterial Collector Scenic Road *Proposed scenic route and new streets in blue D 0 .s Scale In miles TRI-COUNTY REGIONAL PLANNING COMMISSION 535 Cllppert St. , Lansing, Michigan Tllo pNpa.rallon ol I.his ll\QP wu !lnanciallJ :tfilutl Ui....,p ~ Fedcrnl grnnt from 0.... Urbnn Reoow:il Admlnlltl'atlon or tho Dcp.,rlmllnl 111 !ltlllafnl,:'.nnd Urban De,,.,loptn0nt, 111\do.rtlM!Urbon Pl111111\ngAula1Moo J>rogn,m awthorliltdbySUcUon 701 oflheHou•hlll Act or llN'I, u amondod, tdmtn111en>d liy Iha Mld:ilpn O,,p:u·unent or Commoroe. �,., . . "" ■ CARRYING OUT THE PLAN ��constitute a direct investment of local tax moneys for plan implementation. Ado2_tion of the Plan State law grants planning commissions the power to draft and adopt comprehensive development plans. The Windsor Township Planning Commission has so acted. Now, what remains is for the Planning Commission to submit its plan, for review and comment, to the Township Board and the public, to receive suggestions for final modification. Final adoption, thereafter, by the Planning Commission will incorporate the Comprehensive Development Plan as a document of formal governmental policy. PLAN IMPLEMENTATION Zoning The Comprehensive Development Plan is a graphic statement of policy objectives concerning the future physical development of the community. Positive actions are required on the part of both public and private interests, acting in concert, so that the plan proposals can be realized. Private actions take the form of investments in homes, stores, factories, and farms pursuant to regulatory controls established by government. Public action in implementing the plan generally follows five courses: Adoption by the Township Planning Commission to give the plan official recognition as the document for future developmental guidance ; the adoption of zoning regulations ; i;,ubdivision regulations; the development of a public improvements program; and citizen support and participation. Of the four, only public improvements (streets, schools, parks, sanitation facilities and protective services) The Zoning Ordinance is the major tool available to local government to structure the land use element of the Comprehensive Plan. The Plan indicates population densities for the residential areas and general locations for major commercial and industrial areas of the community. These policies are translated into precise, although short-range, land use patterns through the application of the zoning regulations. The purpose of zoning is to regulate the use of land and byildings to protect areas of uniform development from the adverse effects of disruptive land uses of any type which would tend to lower the economic value , efficient operation, and the physical and social amenities of the surrounding properties. This applies equally to residential, commercial, industrial, and agricultural land uses. 32 �The C.Omprehensive Plan and zoning should not be thought of as. one, for they are distinct legal entities with markediy separate functions. The Plan is an objective, a guide and frame of reference for future land use·, while zoning applies a specific district in the Zoning Ordinance to a specific property. The zoning of a property may or may not reflect the existing use. The .Plan should act as a guide to the actions of the Planning Commission and the Board of Trustees in reviewing and acting on zoning changes. The elements of the comprehensive plan will be thrown out· of balance if they are not coordinated in their implementation. Schools, major streets and highways, and community facilities will not be in proper relation to each other if the land associated with these features is not zoned appropriately when the time is ripe for development. The Plan is comprehensive in a way no zoning map can be in relating all the elements of urban development in ways that will allow for well-planned communities. value over the years allowing for greater economic benefits for the owners and lower maintenance costs for the community. The character of an area is set for years to come by the initial design and quality of a subdivision. Zoning works in conjunction with subdivision laws to protect the development from harmful land use encroachments adjacent to and within the subdivision which would lessen its desirability as a place to live, shop, or work. The Capital Improvement Program Public improvements are investments made by the community in facilities which will benefit all citizens. These include schools, libraries, parks, fire and police stations, sanitation facilities, streets and highways, and all of the many physical components which go into a balanced community. It is for the Comprehensive Development Plan to relate these properly to each other in their location and distribution to the other components of the Township environment. Subdivision Re_gt!lations The Capital Improvements Program establishes a short-range priority schedule of needed public improvements in accordance with bugetary capabilities. This tool should be very comprehensive in scope by assessing future needs and programming improvements for streets, storm and sanitary sewers, water service, recreational space, fire protection, and other community facility needs. It is actually a short-range plan which is utilized to effectuate the Comprehensive Plan in increments of five to six years. It outlines improvements which will be required and establishes the most desirable economical A second tool which is used to effectuate both the land use and circulation elements is the Subdivision Ordinance. This regulatory devise sets minimum standards for the division of land into parcels for homes and other uses. It is designed to insure that the economic value of sites is not impaired because of unwise land division, design and construction of substandard streets and utilities which the community will be required to maintain later at the taxpayer's expense. Well-planned subdivisions with adequate lot sizes, street widths, and utilities will increase in 33 �3. Soliciting and encouraging broad citizen interest in the planning process. sequence required to fulfill plan objectives. The Capital Improvements Program also proceeds one step further by assessing the Township's ability to pay, therefore, guiding public improvements within the bugetary constraint. It is, in accordance with State law, the responsibility of the Township Planning Commission to formulate such a program for the elected Township officials. 4. Participating in the hearings on the plan to insure that it reflects community-wide rather than special interests. 5. Supporting the plan after adoption to insure that the community interest is being served. 6. Cooperating with the governing body in plan enforcement. 7. Protecting the plan from indiscrete or piecemeal change which will cause the disintegration and subsequent ineffectiveness of the document. THE CITIZEN'S ROLE IN PLANNING The development of a comprehensive plan is a major concern to the Windsor Township Board of Trustees and the Planning Commission. These, however , should not be the only interested parties involved in planning for the community. The Township consists of over 3,500 citizens for whom the plan is being formulated and upon whom it depends for success. Citizen interest and participation are of utmost importance to public understanding, acceptance and support of the planning proposals set forth in the plan document. 8. Backing financial support for plan effectuation, when needed. Planning for the community does not terminate when the plan is completed, Planning is a continuing process Periodically, new data must be collected, analyzed, and integrated into a revised plan to assure that it will not perish due to obsolescence. Citizen interest and participation should also be a continuing process. The Township belongs to the citizen and his interest in his community is vital to its proper development, There are many areas in which citizens can aid in guiding desirable growth in the future and make other very valuable contributions to the planning process: 1. Forming citizens committees to aid and cooperate with local officials in the decisionmaking process. 2. Helping to formulate community goals and objectives. 34 ��a I a a a s .. • a » -=---=--· a c a -, C . >- W I 1 ◄ L..--""7 "1..I I ----- ------- __ ·__ _ TRI-COUNTY REGIONAL PLANNING COMMISSION CLINTON COUNTY Alan R. Dean Reginald E. Nelson Mrs. Jane L. Smith, Treasurer Ernest Carter, Ex-Officio WINDSOR TOWNSHIP BOARD EATON COUNTY Garry Marsh, Supervisor Albert C. Boyd, Chairman Dorothy Hull, Clerk Elizabeth Holliday, Treasurer Lloyd J. Eaton Kenneth E. Fry Edward Jackson, Trustee Lawrence Van Geison, Ex-Officio Eugene Nemeth, Trustee TRI-COUNTY REGIONAL PLANNING COMMISSION REGULAR STAFF INGHAM COUNTY Myles G. Boylan, Vice-Chairman Joseph P. Kiersey Mrs. Mary 0. Black WINDSOR TOWNSHIP PLANNING COMMISSION Robert R . Robinson, Ex-Officio Wm. C. Roman, Executive Director Bill G, Rowden, Assistant Director Herbert D. Maier, Assistant Director Robert L. Kuelme, Chief Planner Karl R. Hosford, Senior Planner James R. Verougstraete, Associate Planner Robert Adams, Chairman Ronald J, Swan, Vice-Chairman Dorothy Hull, Secretary Mac Lockwood Lloyd M. Eddy Leo Fulton Jean Fay Larry E. Folks, Associate Planner J. Martin Frissel, Associate Planner *Fred L. Hoisington, Assistant Planner *Timothy M. Price, Planning Aid *Arthur N. Glick, Planning Aid *Joseph Albanza, Planning Aid Keith F. Pier, Planning A id Mary M. Lerg, Planning Aid *Phillip L. Schmidt, Planning Aid Ted R. Coulter, Printer Anthony J. Schifano, Delineator RobertE Lawrence, Account Clerk Carol Ann Keenoy, Administrative Assistant Barbara Connell, Clerk Typist Leona Barks, Clerk Typist *Part-time .a. �.Iii Cn-ntp11,e,ke1tA ive Devetn-pme,11,t Pf 0, 1t PLANNING IS FOR PEOPLE Planntng I■ comprebouhely tblnklDI ahead. It t■ glvlDC forelhoupt and pldance the need■, de ■ tre■ and oervice■ which will be demanded by a p-owtng populauon. For example II you are : lo A Home Buyer, you will be able to vtaualize which areaa are de■ tsna11Bd for reoldentlal u■ap and be auured of oound protecUve menu.re ■ for you.r lnveatment. A IIWltpeHmap. you will be able lo obtain an ln■ lpt u lo populaUon and Income proJecUon■ and trend■ within your ■ ale■ area. You will have more detailed knowledp of whore future needa for retall outleta are moat likely to occur and thereby be better able lo loca11B future e ■ tabllahment■• An lnduatrlallat, you will know more about the future obJecUveo of your community, It■ piano for hlghwayo, uUUty and laclllty eervlcea, and the characterllltlce of tta labor rorce. A Developer, you will be better able lo predict whore future bou■ lng type■ and demand■ will form . You will be able lo make uae of a central eouroe of Information 011 populaUon and houolng trend■, land charac11Brt■ tlc ■ and Income dt■ trll:utlon lD addition to accompanying protective ordinance ■ • An lntere ■ ted Citizen, you wUl know more about your community, lta potential and need■ and Ju■t what t■ planned for the future. The plan provide■ an underatandlng of bow the community will develop and u■w·eo the average citizen that their property value ■ and general welfare are the foremo■ t concern of the Townahtp' ■ governing body. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Windsor-Twp_Comprehensive-Development-Plan_1967 Creator An entity primarily responsible for making the resource Tri-County Regional Planning Commission Date A point or period of time associated with an event in the lifecycle of the resource 1967-09 Title A name given to the resource Comprehensive Development Plan Description An account of the resource The Comprehensive Development Plan for Windsor Township was prepared by the Tri-County Regional Planning Commission in September 1967. Subject The topic of the resource Comprehensive plan publications Windsor Township (Mich.) Eaton County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/e4b1e174a6ca053c3cbb2af502fecdc9.pdf 528dedff048f45a29a331f7f7366f067 PDF Text Text ,,,,... BACKGROUND ,,,,... FOR PL v\TINDSOR NNING TOv\TNSHIP, MICHIGAN �.,.. \VI~SOR TOWNSHIP _.....:......:;:.B:,::O~A~RDu r Ivan Harris Doroth ' Supervisor ?,-larch, 1\)61 """'" T-•• ,_d o1 ,,,,.,,,,,, °'"" ~•~-••"'' om•"'" .,.i ,o, Ed ward~ Jacl·s arsh , T rustee " on, Trustee 1nwrcsted c,t1zcns ~ ',=>W·>•~T•U "~ F-"" c=m"'''® uw• ,1ou""' "'.,,mu""""~"'"' Gontlorncn. n,d,,,""'' >'>< . Y Hull Cl H 11 . • erk E lizabeth , · o 1day , T reasurer Crarrv M Pl,,.,,., ,wd> '" tiWI ,,1,n=I'"" ,1 • , ,1 • ol p«llm,,.,, ,wd1"• wWci> 6"> «o= I><• ,~="'""'~ < NO'""""'°" ,~,pllod" , ID< ..,.. Garry l\Iarsh Su as of April 1967 Eugene N ' pervisor emeth ' T rustee ' as of April 1967 ' ,..,, ~•" .,. ••""""""'.,,. ,,,,, ,, "'" ,os~" ,1 "'" • "''tt' ,,m,u"' , , Wmd> " ,mm w ,,, ,., ,_,,. C ,mm'"'"' •'"' ,.,1n11o•I ,.,,,~ " p ,,_w • R•"""' p-••'""~ t yenr, •""'°' ""'' ,bll d W Tol-C""'b ,oou- ' , "'" , p '" "''"'"' . ""'" -'®• Tl< ,wdl<' c,mP" '"""" P-"' ,,.,,= -• ",tt»''"'"' "" ««• ""'" n, ,,.~, ,_,.,, <cnmcSl m. '®"'"'' "'"'"' "' '°"" ,. ' ·=-" """ ""' ,~~"" """ ~ .... • ~•m" '"'"'"" tr••~, _,, e'1w•~• , , """"' w "" •"'"" """' w~• " , _ , . , I omc• "''"" '""• AL" ,,,.oowd u , !o«"'' o! In<"" '"""''°' .,..u""', ,.,i.w o! •= fa•"'" =' mil••"" ID ®""'",odd~ """" •· "'"' •' ,, ""' ,.,.,.,.. .i,1,, o{ dov_loprncnt UI Ill futur•. Tob> i, i.,!O w ~• ,_,., , - " ,op"" In ,,,,'ldlo& • "'"" ,..,,,., w ,.,..ii,, "'1 will,,., o,MI rok = o,mm"'" ,u •~•,,.,11n1 '" "'""'' 1-'•"''"" """"" • pn>ll• ,nd '" d<~ lop· ,...,.lo', - ,n m,01"'• d,~l~" ,cl, mo••• Ip wm••"" u ''" ,ma, S, oq!~ wble0 U '"""" d wlID ,h,o """' ,.,, """ i,,d1<l<!na1' who d " " • - " ' " o{ ,ur community, U,e 5 tudy ..,,. I< ts '°"""' mw""""' i,p="' •""'"", nlso rccoinrnended. PLANNING COMMISSION Robert Ad Herman Dall ams' Chairman mann v· Dorothy Hu.Ii ice Chairman Mac L 1' Secretarv occwood . Leo Fulton Res~<:tfullY submitted, ~'{,~c? ,~ ~~,,._ WINDSOR TOWNSHIP • RobOrt '£. Adams, Chatrma:o Windsor Township l'lai..,in& Coil'- iss\on i.----------------------- Ronald J · Sw , an Lloyd NI. Eddy l ... - �......,,'I fROM THE LIBRARY QFj f.lannjng ~ Zoning Center, Inc. ----- ·--·· , - BACKGROUND FOR PLANNING _] DSOR TOWNSHIP PLANNING COMMISSION _] TOWNSHIP OF WINDSOR, MICHIGAN - March, 1967 --- -- -- - The preparaLion of Otis document was financiall)' aided through Federal grant from the Urban Renewal Administralion of the :l Department of Housing and L'rban Development under th~ Urban Planning Assistance Program nuthorized by Section 701 of the ~hlllsing Au of 19:i4, as amended. administered I>} the ~Iichigan Department of Commerce. TRI-COUNTY REGIONAL PLANNING COMMISSION - - - - L A N S I N 6 - M I CH 16 A N - - - - �r ,.. ERRATA Page 32 32 Right column, first paragraph, first sentence: strike "six" and insert seven. Table IIIm include: Lansing* ... $66. 47 / 1, 000 of assessed valuation *Does not include city taxes 42 Add #15 Windsor Manor Subdivision, located at the northwest corner of Canal Road and Windsor Highway. 46 Left column, last paragraph, first line, first figure should be 1949. 62 Left column, first paragraph, fourth word should b e ~ - 63 Include the 25 acres adjacent to and west of the area annexed to the City of Lansing, into the Lansing School District. .... ..... ,.. .. .. . r r "" �ACKNOWLEDGEMENTS The Windsor Township Planning Commission and the staff of ihe Tri-County Regional Planning Commission greatly appreciate the help they have received from the following individuals and agencies in the compilation of this report: J Township and Village Administrative Officials Superintendent of Holt Public Schools Eaton County Road Commission Eaton County Drain Commission Michigan Water Resources Commission U.S. Soil Conservation Service, in cooperation with the Michigan Agricultural Extension Service . Eaton County Agricultural Extension Service . As the above are but a few of ihe many who have contributed their time and efforts, we wish to extend our appreciation to all in the community for their cooperative assistance. ~,e, Sincerely, Wm. C. Roman, Executive Director Tri-County Regional Planning Commission WCR/cak �.... TABLE OF CONTENTS I. Introduction II. Summary Ill . Background Introduction Regional Setting History Physical Features IV. Population Introduction Metropolitan Relationship P opulation T rends Existing Characteristics Population Estimate P redicting Future Population V. Economics Introduction Metropolitan Trends and Influences Characteristics of the Labor Force Agriculture Township Finances VI. Land Use Introduction Methodology Definitions Existing Land Use Patterns and Trends Land Use Analysis Land Use Related to Zoning Problems of Existing Development VII. Traffic and Major Streets Introduction Inventory Community Facilities and Utilities VIII. Introduction Public Facilities Public Utilities and Service Areas IX.. The Planning Phase Formulating the Plan The Citizen's Role in Planning Appendix x. ; i iii 1 1 2 2 .. a. >- I --- ' -.- --... I -..,,- ' 12 12 13 16 19 21 23 23 25 29 31 35 35 36 37 38 45 48 - I -r -,... ' ' ~ ..... ,. ..... ~ ,. .,... 49 50 61 61 69 74 74 .,,,. ,... .,,, �UST OF FIGURES Page No. Figure No. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 The Planning Process Regional Setting Topography Generalized Soils Rivers, Drains and Flood Plains Area Cone of Depression Scenic Areas and Woodlots Regional Growth Trends Regional Population Trends Age-Sex Composition Population Distribution Population Projections Future Population Township Revenues Percent Distribution, Property Tax Revenues, Eaton Rapids School District Percentage Distribution of Expenditures Land Use Components Existing Land Use Subdivision Activity Existing Zoning Functional Street Layout Functional Street Classification Traffic Volumes and Capacities Traffic Volume Increases Major Pavement and Right-of-Way Widths Public School Districts Township and Village Public Facilities Natural Gas and Electric Transmission Lines i 2 3 6 9 10 11 14 15 17 20 22 22 32 33 34 37 39 42 47 51 53 56 57 58 63 66 73 • �-__....7 UST OF TABLES Table No. Ia II a II b II c III a III b III c III d III e III f III g III h III j III k III m III n IV a IV b IV c IV d IV e IV f IV g IV h IV j Va VI a Page No . Interpretation of Soils Drainage Characteristics Population Trends Income Characteristics, Windsor and Larger Units Population Estimates Place of Employment Employment Trends, Tri-County Area General Employment Categories Employment by Industrial Classification Manufacturing Employment Employed Labor Force Characteristics, Windsor and Larger Units Male Employment by Occupation Female Employment by Occupation Employment by Major Industrial Classification - 1966 Township Revenues - 1965 Property Tax For School Districts Township Expenditures - 1965 Dwelling Unit Types Subdivision Characteristics and Inventory Commercial Land Use by Location Commercial Uses Industrial Uses Recreational and Institutional Land Uses Undeveloped Land Area of Zoning Districts Land Use Related To Zoning Maintenance Responsibility by Governmental Unit Township School Characteristics Existing Land Use Totals Population Charges by Decade 5 15 18 22 24 24 25 25 26 27 28 28 29 31 32 33 38 40 41 41 43 44 45 46 46 59 62 Appendix A Appendix B ....I 'T ... ,,,,,,. �INTRODUCTION Promote good design and protect valuable land uses. To be efficient and effective , every local government needs a guide for growth and development. A comprehensive development plan serves as this guide. It provides the framework for numerous daily decisions in terms of an ultimate civic goal -- a better, more attractive and orderly community. Michigan Law states that: Preserve and enhance economic and social values. Inherent in the approach used to formulate a comprehensive development plan is the ''planning process. " "The purpose of plans ••. shall be to promote public health, safety and general welfare; to encourage the use of resources in accordance with their character and adaptability; to avoid the overcrowding of land by buildings or people; to lessen congestion on public roads and streets; to facilitate provision for a system of transportation, sewage disposal, safe and adequate water supply, recreation and other public improvements; and to consider the character of each township and its suitability for particular uses judged in terms of such factors as the trend in land and population development." "'~ c mulat! >n of facts • p u • 1 rnns I of tr ls and latin hi•ll• ;,, ynthesl rmination desired tionships ••• extracted from Township . Planning Commission Act (Act 168, P.A. of 1959). T In accomplishing this purpose, a comprehensive development plan should do four things for the community: J-.ff Guide the physical growth and economic development of the community toward determined objectives of public policy. C tu l >r i J \ n lhe P .lll Gro.phi< pre ent U,m <>f propo I dcveloJ ment I'igure 1 Provide a harmonious and efficient allocation and arrangement of land uses. B ·s -~ �Ll This involves research and survey, analysis, synthesis, plan formation and implementation. Once developed,, the plan is then implemented by various effectuating devices, such as zoning, subdivision control and capital improvements programming. To facilitate this process, the following text presents information on existing factors and trends, along with future considerations, including population projections, economic influences and land use considerations. This report presents the background for the formulation of a Comprehensive Development Plan for Windsor Township, Michigan. ii �SUMMARY When analyzing any block of data, certain conclusions may be drawn and particular problem areas may be outlined. It is the mtent of this summary to briefly note the significant findings and problems encountered in, this, the inventory phase of the comprehensive planning program. It is estimated that future populations will approach 3,850 by 1970, 4,900 by 1980, and 6,200 by 1990. The median school years completed for Township and Village residents was 11. 1 in 1960, which is slightly higher than the 10. 3 national average. In 1966 there •were approximately 1,012 residences in the Township with an average of 3 . 53 persons per household. Background The median family income increased significantly in Windsor Township over the period 1960 to 1965. In 1960 it stood at $5,711 while in 1965 the median income was $7,385. Windsor Township is located on the southwestern edge of the Lansing metropolitan area. Topographically, the Township is suited to virtually all types of development. There are, however, some areas in which soil composition will impair septic tank development. Consequently, the use of these areas must be of a lesser intensity than commercial, industrial or high density residential. Approximately 53% of the employed Township labor force worked in the City of Lansing in 1960. Of those working in manufacturing, 71 % were involved in the manufacture of transportation equipment. The Grand River is the most significant natural feature in Windsor Township, comprising 90% of the Township's surface water. Unfortunately this body of water has been tainted by pollution, as have its tributaries. The tributaries or drains themselves are less than adequate and will require improvement to provide for full development potential in the Township. Other physical problems consist of flood potential and the implications involved in the lowering of the water level underlying the whole metropolitan area. Agriculture is declining in importance as an employment endeavor . In 1959, 86% of all farm operators in Windsor Township worked 100 days or more off the farm. The number of agriculturally used acres has decreased approximately 2,500 acres since 1959. In addition, trends evidence larger farm sizes, fewer number of farms, and an increased dependence on speciality crops. Land Use Population and Economics Only 9% of the 21,176 acres in Windsor Township is developed. Approximately 70% is used for agricultural purposes and 21 % remains vacant or unused. Residential uses are Windsor Township has grown from a population of some l,334persons in 1920 to over 3,570 in 1966. iii �by far the most prevelant, comprising 31 % and 58% of the developed acreage in Windsor Township and Dimondale respectively. The construction of a new freeway facility west of the Township, in the future, could have a marked affect on traffic volumes on US-27. As listed in the 1960 Census, approximately 25% of the dwelling units in Windsor Township were deteriorating or dilapidated. Since 1960, an estimated 100 homes have been constructed within the planning area. A total of six subdivisions have been developed since 1960 to accommodate the majority of these homes. The street network as a whole is adequately fulfilling its function and is serving present traffic demands. Most commercial activity in the Township is located in the Village of Dimondale or along US-27. No major shopping concentrations exist at the present time. Public Facilities and Utilities. There are two elementary schools in the planning area, whose combined enrollment totaled 510 students in 1966. The majority of these, 472, attended the Dimondale Elementary School which is in the Holt School District. The Township and Village have many recreational opportunity areas, most of which are adjacent to the Grand River. Transportation uses, i.e. , streets and highways, account for over 63% and 22% of the developed acreage in the Township and Village respectively. Public sewage and water service are not yet available, however, both are in the planning stages and will provide service to the Village of Dimondale. The new sewage treatment plant will have a tentative design capacity of 150,000 gallons per day, to service an estimated 1,500 persons. Problems, although not yet severe, include mixed land uses, public service needs, strip commercial development, and a lack of public recreational space. Traffic and Major Streets Windsor Township contains 91. 5 miles of streets and highways. Of major importance in terms of traffic volumes and function are 1-96 and US-27. These facilities carry respective average daily volumes of 6,500 and 11,000 vehicles. Problems include an uneconomic fragmentation of school districts, the need to capitalize on areas of recreation potential, pollution of the Grand River, the implication of the Lansing area cone of depression, less than adequate provision for solid waste disposal and the lack of recognition that water and sewer problems cannot always be solved equitably, merely through local effort. A majority of the traffic entering the Township has no destination within it. The major portion of traffic merely passes through the Township on its way to larger urban centers. iv �BACKGROUND �The same physical or natural influences will also guide development in Windsor Township. Thus, if the future growth potential of Windsor Township is to be properly assessed, a discussion of the Township's setting within the Region and its relationship to the Lansing metropolitan area must be presented. In addition, a summary of historical development and an analysis of the physical elements which will influence potential growth are presented as a background for the information contained in the various other subsections of this report. REGIONAL SETTING BACKGROUND Windsor Township is located in the central part of the State of Michigan in close proximity to the center of the Lansing Tri-County area of Clinton, Eaton and Ingham counties. The Township is bounded on the north and east by the rapidly urbanizing Townships of Delta and Delhi, and on the south and west by predominately rural Eaton Rapids and Benton Townships. The City of Lansing, the major trade and industrial center of the Region, penetrates Windsor Township to the north along its eastern boundary. The potential growth and development of an area is greatly dependent upon its relationship to surrounding areas and its natural physical character. One has only to look at the Tri-County Region's historical development for an illustration of those physical assets which attract and influence growth direction. Lansing, once confined to a relatively small area in the center of Lansing Township, has been experiencing a rapid outward expansion. This growth, however, has not occurred without some constraints imposed by nature. Areas of well drained soils and permissive topography have experienced higher growth rates than those areas possessing various physical limitations. The planning area is a community basically dependent upon Lansing for its source of employment, cultural activity and trade and is tied directly to Lansing by US-27 - M-78, the main arterial through the Township. Due to its close proximity to Lansing, the Township is progressively changing from rural to urban in character. 1 �primarily upon agricultural and logging activities for their livelihood. _,,_ Thomas J. Sloan settled in section 17, Windsor Township, in 1844. By 1856, his settlement had grown to include a sawmill, general store, two blacksmith shops and a wagon shop. The settlement soon became known as ''West Windsor, 11 but was also referred to as "Sevastopol, 11 after which its post office was named in 1849. The largest settlement to occur at this time was first settled by Isaac Dimond in 1850. In 1851, he opened a sawmill on the Grand River and laid out the village plat of ''Dimondale." By 1880, the Village of Dimon~ dale contained seven stores, two millinery shops, a planing mill, a grist mill, sawmill and several maching shops. -.- - ... J I T Today, Windsor Township and the Village of Dimondale are considerably larger, wi1h a combined population of over 3,550 residents. However, future growth pressures will require perceptive planning and rigid controls to retain the pleasant atmosphere which the community now possesses. h gure !.! HISTORY PHYSICAL FEATURES Windsor Township at one time a part of Oneida Township originated in its present form in Feburary, 1842. The first settlement in Windsor Township was established in October, 1837 by Orango Towslee. At that time a large portion of the Township was known as "Old Maid Swamp"; remained unsettled and served to limit early growth for many years. Much of the early development which did occur, however, relied Topography Much of the topography in central Michigan is an asset, not a deterrent, to development. In ~a sense., less than 1% of the total area in the Tri-County Region presents development proplems due to extreme topographic 2 - - �, vu • .l!'!'---- 6 ).'_ = . '3!', 1/" 36 v " ~ /_ '>c :,,; WINDSOR TOWNSHIP I .......... ~ TOPOGRAPHY Figure 3 0 .5 Scale in miles TRI-COl/NTY REGIONAL PLANNING COM?oUSSION 535 Cllpport St., Lansing, Michigan n.~n:a.............. u.... ._... ,al Ill ..,__. ■ r..i.r.JP9't... .. A<lml.MAU.U- 111 . . o.,,., i-i,..udlfrt.nti.ws.,,.-i, adardootl.-- i-mc11.Mu-l'.....am~-\Mldll)ll..,.Uri,:,10lel . . Kcm-.t,C'I"' &•4 . . . - - - - - • ........lolnd . . M JtJpa ~ I .t ("-BSfta �population pressures from the Lansing metropolitan area, Windsor Township is steadily changing from a rural to an urban character in many areas. variations. Windsor Township possesses very little topography too severe for building construction. The topography of the Tri-County Region and Windsor Township is the direct result of a catastrophic event which took place about one million years ago. The geologic time period named for this event is called Pleistocene, or "Ice Age. " During this time, great glaciers of ice moved across Michigan with thicknesses in excess of 300 feet. These great sculptors of land advanced and receded four times during this period. Each time the melting ice left behind more glacial debris than before. Erosion resulting from the meltwaters of the glaciers formed the hills, valleys, lakes and streams which constitute the present topography. Although gentle topography is conductive to building construction, other developmental problems may arise from land being too flat. For instance, sanitary sewer and storm drainage systems become very costly to install and operate if insufficient natural gradient necessitates mechanical pumping for proper operation. Thus, surface drainage problems may be accentuated in areas of flat terrain. Also, excessive water accumulations during the spring thaws may cause localized ponding and the flooding of basements where insufficient runoffs exist. Due to this possibility of ponding in many of the flat areas of the Township, surface drainage will be required to make such areas usable for development. The "Old Maid Swamp" in the northwest portion of the Township is a result of this glacial process. Soon after the glaciers melted, this area was covered with water. Since this time, the lake has disappeared, leaving a large area of mucky soils behind. In summation, the topography of Windsor Township is conducive to all types of development. Due to the rolling nature of the terrain, particularly along the Grand River, Windsor Township possesses some of the best potential residential areas in the Lansing metropolitan area. Generally~ the area of Windsor Township, slopes gently from west to east. The highest point is Cunningham Hill in section 18, with an elevation of 990 feet above sea level, while the lowest point of elevation is approximately 835 feet above sea level where the Grand River leaves the Township in section 2. Figure 3 portrays the topography of the Township. Soils Approximately 75% of the land area in the Tri-County Region is in a medium or high fertility range. However, many of these good loamy soils are being encroached upon by urban developmentj particularly in those townships surrounding the City of Lansing. As a result, large acreages of productive soils are being isolated by urban or suburban development. When this occurs the tax assessment on the land becomes too great to continue cultivation of the soil. Consequently, the land The predominately flat land in the area has contributed to a wide range of development. Originally, the Township was primarily agriculturally oriented. Even today a majority of the land is used for agrarian purposes. However, due to increases in technology and 4 �Like many of the suburban areas of Lansing, Windsor Township has experienced some scatteration of growth. Part of this development has occurred on soils where the operation of individual septic tanks are somewhat problematic. If this trend is allowed to continue, serious health problems may result. The installation of a township operated sewage disposal system will definitely eliminate this health proglem. In addition, such a system would aid in concentrating the pressure for development near the present urban areas and decrease pressure for decentralized growth . is either sold to a land developer who converts the land to an urban use which will produce a higher economic return, or is left unused. Fortunately, this has not yet become a serious problem in Windsor Township. Of particular nore, the internal drainage capacity of soils (permeability) must be carefully evalua ed in planning for residential , commercial 11 or industrial development. Generalized drainage characteristics of soils in Windsor Township are shown on Figure 4 and are described in Table Ia. Besides permeability, stability is another attribute of soils which has to be considered whenever a structure is being erected. Extensive commercial, institutional and industrial development requires a highly stable soil base to withstand the weight of such buildings. Therefore, two of the primary development concerns with regard to soils in Windsor Township are: TABLE la INTERPRETATION OF DRAINAGE CLASSIFICATION Number of Months Per Year Water-Lo!l&!!d Well Drained Septic Tank QQeratlon 1. The soils suitability for supporting construction of buildings. Frost Heaving Stabillt_y Good None Good Good Moderately Well Drained 2 Fair Some Somewhat Poorly Drained 6 Bad Severe *Good Poorly Drained 10 Bad Severe •Poor Organic (Muck or Peat) or Alluvial 12 Very Bad Very Severe 2. The soils' ability to support individual sewage disposal systems as a community sewage disposal system is not available. Although test borings and percolation tests normally will be required to provide specific data for these concerns , some generalized observations can be made from the presented "Generalized Soils Map." For example, a large area of organic and poorly drained soils appears in the area of the "Old Maid Swamp" in the northwest portion of the Township. Also, two similar areas occur in the southern portions of the Bad NOTE: *Finely textured soils In this category will be very unstable. 5 �J WINDSOR TOWNS HIP GENERALIZED SOILS A B • C D ■ E F WELL ORA INEO MODERATELY WEL OMEWHAT L DRAINED POORLY D POORLY DRAINED RAINED ORGANIC - MUCK AND ALLUVIAL PEAT Figure 4 D oF..iiiiii~-.5 Scale In miles I April 1966 TRI-COUNTY 535 Clippert REGIONAL p LANNING COMMI St . ' L anslng , Michigan 5.SION �J name but a few. It is the responsibility of the decisionmaking people of Windsor Township, however, t.o preserve and maintain this valuable natural asset for future generations t.o enjoy. Township. Because water does not move through these soils at a desirable rate, septic tank use should be carefully controlled. Approximat.ely 15 t.o 20 percent of the Township consists of soils which are undesirable for septic tank operation. Most of the streams and drains wi1hin Windsor Township flow directly int.o the Grand River. Portions of the "Old Maid Swamp" and the King Drain in 1he southwest portion of the Township flow west int.o the Thornapple River drainage system. This system again, however, even1ually joins the Grand River near the City of Grand Rapids. The Township drainage pattern may be seen on Figure 5. Because of potential soil problems, where septic tanks are cont.emplated in any area of Windsor Township, careful determinations should be made t.o assure lot sizes which are sufficient t.o: 1) accommodate the septic tank and tile field; 2) provide successful absorption of the septic tank effluent; and 3) give adequate protection t.o the water supply. In general, if small lot development is t.o be permitted, central sewer and water service is an extreme necessity from the public health standpoint. Presently, according t.o the Eaton County Drain Commissioner, most of the drains in Windsor Township are inadequate. Many drains will have t.o be enlarged and dredged to accommodate potential w-hanization. Corrective measure should be initiated in the near future, as the growth potential of the Township may be affected. Surface Water Unlike much of the lower peninsula of Michigan, the Tri-County Region has a severe deficiency of surface water. Only six-tenths of 1% of the total land area in the Region is covered with water. Consequently, it is no surprise that Windsor Township has only one significant natural water body -- the Grand River. This natural feature constitutes approximately 90% of all surface water in the Township. Another problem attributed to surface water is occasional flooding. Although usually a periodic consideration, extensive damage to life and property can occur when development exists within flood plains. RainfaU in the Tri-County Region is moderately heavy, averaging approximately 31 inches per year. Although major flooding has occurred only twice in the Region since the turn of the Century, once in 1904 and once in 1947, the Grand River has reached flood stage in Lansing 33 times since 1902. Fortunately, flood conditions are not as severe in Windsor Township as they are in the Lansing area, in that river banks are fairly high throughout most of the Township. Some flooding, however, does occur where small tributaries enter the main branch of the river. As stated, the Grand River, which originates in northern Hillsdale County, is by far the most significant natural feature within the Township. This water body can prove an invaluable asset t.o the residents of Windsor Township, in that it provides a ready-made atmosphere for desired residential development, recreational activities and unspoiled natural beauty, to 7 �L ... The Lansing metropolitan area, including Windsor Township, is indeed fortunate to be located on one of the best bedrock aquifers in the State of Michigan; the Saginaw Formation. The most productive strata of this bedrock are the thick layers of sandstone. The wells tapping this bedrock water source in the Greater Lansing Area average 543 gallons per minute. For example, a 14-inch well located on Wise Road in the southwestern portion in the City of Lansing, produces 600 gallons per minute. In addition, the City of Mason operates a 10-inch well in the Saginaw Formation producing 495 gallons per minute. Areas which may possibly be subjected to periodic inundation by flood waters in Windsor Township are also shown on Figure 5. It should be stressed that these are judgments as to areas which may become flooded and are not necessarily areas which have actually been flooded in the past. As a minimum, until more accurate flood plain data becomes available, careful consideration should be given to development proposals within these outlined areas. It is gratifying to report that a study is now in progress by the U.S. Army Corps of Engineers to determine the exact areas where flooding may occur along the Grand River. One of the chief problems associated with the development of additional groundwater supplies in the Lansing metropolitan area is the interference between proposed well fields and existing well fields . Well interference results when the pumping action lowers the water level in the aquifer. This process causes a cone of depression around the older established wells, as indicated in the following sketch (Figure 6). Groundwater The domestic water used by residents of Windsor Township is obtained from private fresh water wells located in the glacial till, as the community does not possess a municipal water system. The pumping capacity of wells tapping this water source has not as yet been determined, however, they may vary greatly, in that a well situated in sand or gravel will be able to pump water at a faster rate than a well located in a clay or loamy subsoil. As new wells are drilled, the cone of depression becomes greater until the wells located in the center of this cone are forced to discontinue operation (see illustration, Well A). When this occurs, the dry wells must either be drilled deeper at their present location (Well B) or drilled on the perimeter of the cone in order to reach a new water source (Well C). Both alternatives can be very costly to the community operating the well. The mineral content of the fresh water is generally high, with a predominance of iron and calcium. The hardness of water may necessitate the use of water softening devices by residents of the Township. In the future, where urbanization permits, this added expense will possibly be eliminated with the establishment of the anticipated community-operated water system. Unfortunately, the Lansing area is characterized by just such a problem. For this reason, city wells are being placed ever further outward into rural areas as is witnessed by the three city wells located in northern Windsor Township. The severity of this problem can be reduced only by greater cooperation and coordination between all township and city governments in the Greater Lansing Area. The source for a community-operated water system, if deemed desirable, would likely be deep wells drilled into water bearing bedrock called "aquifers." 8 .. ,,. ,,. ,, .., �WINDSOR TOWNSHIP RIVERS, DRAINS AND FLOODPLAINS RIVERS DRAINS and WATERBODIES FLOODPLAINS Source: Eaton County Drain Commissioner • 0 .5 Scale in miles TRI-COUNTY REGIONAL PLANNING COMMISSION 535 Cllppert St. , Lansing , Michigan !"ho µrq,.arnu,.., of 1111• ""'" "~,i, fo,1u'1~1.0.JI) · ..i 1,1,.,.,,;1, " r ~-,.1 ,cnu,,, r - I.II l ,,..., 11..nMl""IU .\,tu,nllatr1111on of 11.. 1,.,.,.,,·tm..'llt ol :1111 l"r•"'ll llo:'wl•,r, ,w,111, 11ndi,,rlholr'IAJll"amll•'C,\9.o,tt.l:urC11J'.......,,,a111l><Jrtr t.,~1·U<J11Jel<dlll-ll1••U1& Ac.-t <>I i!JM. u ~ffll!.lltk,d, ~•""" ~IL•r, 11,c: lJ1t'll1i;iu, lk,,>;1,,_.., '1f l"--nw. ,,.,.,..,n,i: �in the vicinity of Cunningham Hill in section 18. Many of these wooded areas constitute potential sites for recreational purposes. However, if such areas are to be utilized for their recreational potential or preserved simply for their natural beauty, initial action should be taken soon. Delay regarding this matter can only result in increased costs to future taxpayers . Lansing Metropolitan Area Cone of Depression DEWITT TWP. LANs.lNG TWP WINDSOR TWP Historically, man has been able to overcome many of the adverse conditions placed upon him by his physical environment. The weapons used in this struggle have been man's own initiative and ingenuity. Consequently , our society has been able to advance and increase in number throughout the years. If the residents of Windsor possess this ancestry, the physical problems mentioned in this chapter will be solved , the Township will grow, and the people will prosper. Figure 5 It must be stated, however, that although the previously mentioned problems must be considered when developing a municipal water system for the Windsor Township area, such a municipal system may not prove economically feasible until a higher degree of urbanization has occurred within the Township boundaries. Woodlands and Scenic Areas In 1851, Isaac Dimond opened a sawmill on the Grand River in the present location of the Village of Dimondale. Due to his efforts and the efforts of other early pioneers who settled the Township and cleared trees for agricultural purposes, only scattered woodlots remain. These remaining wooded areas are primarily located near the center of square mile sections, as can be seen on Figure 7. The majority of the trees in these woodlots are deciduous rather than coniferous. The scenic areas of the Township are quite significant in comparison to the remainder of the Lansing area. These areas, as outlined on Figure 7 , extend along the banks of the Grand River and encompass lands 10 �WIND S OR TOW NS HIP EXISTING WOODLOT S Source: 1964 Aerial Photos Gt ---- - ---- - . ~ F igure 7 0 .5 Scale in miles TRI-COUNTY REGIONAL PLANNING COMMISSION 535 Cllppert st. , LBDlling, Michigan II>.....,, • n. """""nul.., ol ll'li. ....., ..-.. fl....,.,t..llr ~lllo>d ~--4,,,..i pw,1 '""" th,, l!rbou, n.--1 .W...ll>l•tnUo.m i,f IN D<1><1ru...,,11 ol 11""6\nf; and Crt.a ° " " " ' ~ I , Mc1.,r1tieU,.._,l'laMhlaA.. i.ia-r,..,.nm...,lboriaodt.,.Sc"1'°"101ofd..llw,iac Aol vf IN-4, NI - ~ • .tinlffltldn-d II) Uw: Mldll!P"' 1-....nment ol c ..... _,..,,,_ �,- POPULATION �satisfy these requirements. Thus, detailed consideration will be given to past growth trends; existing population characteristics, i.e. , age, sex, family size, education, income, etc.; residential density patterns, and population projections. ... The projection periods for this study are for five year intervals up to 1990. It must be realized that projections so far into the future are hazardous at best, especially for a small area such as Windsor Township. Many conditions could possibly arise which would have a drastic effect on the Township's population growth. Such happenings are not only difficult to predict on the basis of past trends, but impossible to foresee. Hence, regardless of the method used to estimate future population, the final statistics must be based on a wide range of social and economic assumptions. ,,. ,... ,- r ,- ,- POPULATION , The major source of population data utilized herein is from the U.S. Census of Population and Housing. whose last enumeration was for 1960. Additional information, of a more current nature, will be drawn from the recently completed land use survey of Windsor Township and the 1965 Home Interview Study, each of which was conducted by the Tri-County Regional Planning Commission staff. It is felt that each of these sources is generally applicable to present day trends within Windsor Township. Population statistics, past, present and future,_ are extremely important in the development of a comprehensive plan. The reason for their importance is the fact that population generally tends to grow, bringing with it a directly related quantity of urban development. Consideration must be given to quantitative increase as well as to the qualitative character of an area to properly assess future land use needs. It is the intent of this section to analyze historic population trends, pertinent characteristics of Windsor Township's residents and to subsequently estimate the present and future population of the Township. This information will then provide the basis for ascertaining how much land must be set aside for the various land uses in the future, the level of public services which will be required and the timing necessary to METROPOLITAN RELATIONSHIP A great deal of urban growth has taken place in the Lansing Tri-County Region in the:-past 45 years. Prior 12 ,.. �a "bedroom" community for the Lansing metropolitan area. Simply defined, a "bedroom" community refers to any suburban concentration which derives a major portion of its livelihood from the central city, but is located outside of the central city's political boundaries. It is difficult to state, with any certainty, just how great the migration of urbanites to the suburbans will be. Judging from past experiences, however, suburban migration accompanied with natural increase trends should nearly double the present population of Windsor Township in the next 25 years. to the 1920's, the Lansing area was a very compact city with residential area locations based primarily upon walking distance from community facilities and places of employment. However, after 1920, the increase in private automobile ownership and improved roadways greatly stimulated development within the surrounding townships. This suburban exodus was given even further impetus by the population explosion which occurred after World War II. As can be seen from the Regional Setting diagram (Figure 2), Windsor Township is located on the fringe of this rapidly expanding suburban area. Comparisons of past growth trends in population for Windsor Township and a number of Windsor's related areas within the Tri-County Region are portrayed in Figure 9 and Table Ila. Hence, due to the vast improvements in transportation technology and its strategic location, the present development of Windsor Township is closely related to that of Lansing and its environs. This is indeed convenient for the Township residents in that a good portion of the employment, financial and cultural opportunities of the Region are contained with the Lansing-East Lansing area. POPULATION TRENDS Michigan, like the rest of the nation, is experiencing a gradual shifting of population. People are migrating from rural to urban areas. By way of illustration, 11 of the 15 counties in Michigan's upper peninsula and 15 of the 68 counties in the lower peninsula declined in population between 1950 and 1960, The majority of the population increase has taken place in the urban areas in the southern portion of the State. The Lansing Tri-County Region, including Windsor Township, is one of these areas of increased growth. Figure 8, entitled Regional Growth Trends, reflects the fact that most of the past growth within the TriCounty Region has occurred within the central fivetownship area. This area includes the cities of Lansing and East Lansing, as well as Delhi, Delta, Lansing, DeWitt, and Meridian Townships. It is pertinent to note, however, that suburban development of a lowdensity suburban character is now occurring in the adjacent areas of Alaiedon, Bath, Watertown and Windsor Townships. To further define trend areas, it can be noted that while Eaton County contains only about one-fourth as many people as Ingham County, Eaton County experienced a Consequently, Windsor Township, by its grographic location, contains the necessary attributes to become 13 I I I I I I I I I I I I I I I �.... .A TI7 _, -,.. .... --, - I r ' ,- .- I ' �I .. C' I r I Yea ... ~llO 1920 1930 !94() 1950 1960 966 30<> --~ I !. 1c, ... l 01 I -:'ii 46• 2, .. L4 '> 62_ 01 f ..,11 ~.., 120 3,& 3 < I 3 *Figure& :nc- ..tde the V1:J.age o~ DiP >r.daw 11.6 I 100 : I 91) b I $0 C, I -f- ~-r I I I I I �ship and Eaton County experienced a decrease in the percent of persons 65 years of age and older. higher growth rate between 1950 and 1960. During this period, the population of Eaton County increased 24.1%, while Ingham County experienced a 22.2% increase. [ The Township experiencing the most rapid rate of growth within the Region during the past decade, was Delta Township, which borders Windsor Township to the north. Between the 1950-1960 period, Delta Township population increased by 84. 6%. Eaton Township experienced a 42% rate of growth during this same period, while five townships in Eaton County experienced growth rates of between 20 and 30%. These were Windsor, Oneida, Eaton Rapids, Walton and Hamlin Townships. Although Windsor Township has demonstrated a progressive population increase over the past four decades, the Township has experienced a slower rate of growth than most of the other fringe townships, composing the central nine-township area, (see Appendix). Age and Sex Composition r The age group distribution of Windsor Township has~ in all probability, not changed greatly since 1960. It is assumed that the families occupying the many new homes in the Township are in the 25-44 age group; an age when rising incomes permit the purchase of single-family suburban homes. The community is probably also experiencing a decrease in younger single and married couples 20-24 years old and older couples over 65. Data on age group distribution will be helpful in forecasting population, in planning for school needs, and in pointing up trends in the labor force. It also serves as an indicator of some of the economic and social characteristics of a community. EXISTING CHARACTERISTICS f Additional population groupings for Windsor Township are shown in Figure 10. Here, it can be seen that Windsor Township has a relatively small proportion of its population in the 20-29 year age grouping. This is indicative of present trends, whereby many young adults are leaving rural areas for the economic advantages offered in the more highly urbanized centers. Education and Income Windsor Township experienced little change in the percentage of persons in most age groups for the 30year period, 1930 to 1960. The most significant change which did occur, however, was in the increased percentage of children under five years of a.g e, a trend which was also reflected in the Regional population composition. It was of further interest to note that among the Regional subunits studied, that only Windsor Town- As evidenced throughout the nation, there is a significant correlation between family income and educational levels. That is, higher educational levels tend to produce greater economic returns. This same relationship appears to hold true for the Tri-County area as well. For example, the median educational level achieved by residents of 16 �v.· DSOR TOWNSHIP .\GE SEX C OMPOSITION 1960 Age Group 85 - Over 80 - 84 75 - 79 70 - 74 FEMALE MALE Senior Citizen Population 65 - 69 60 - 64 55 - 59 so - 54 45 - 49 40 - 44 P:rime Labor Force Population 35 - 39 30 - ~4 25 - 29 20 - 24 15 - 19 iO - 14 5 - ! 0 - ;) ] tu<, nt Po, ,la ] P T 3 T 1 0 2 Il':...r1c.r h L >l I r 2 •u n 1 I >pu l t1 > 3 l .~. Burv u c1f (' t m llS �) l East Lansing approaches 16 years. This area also contains one of the highest levels of family income in the Lansing metropolitan area, the median income being $7,152 in 1960. illustrates the number of families in various groups for Windsor Township, Eaton County and the Tri-County Region in 1959. r The median school years completed for the 1960 Windsor Township population including Dimondale was 11 . 1 years. Of persons over 25 years of age, 42% had attained a high school education. The Township figure was slightly higher than the State average of 10. 8 years and the national average of 10. 3 years. It was, however, moderately lower than the Eaton County average of 11. 3 years. r The 1960 Census provides information of family income for the study area. The reported median family income for Windsor Township was $5, 711, as compared to an average of $5,811 for Eaton County and $6, 1 77 for the Tri-County Region. r r ~ r Table lib F AMILY INCOME BY INCOME GROUP - WINDSOR TOWNSHIP, EATON COUNTY AND TRI-COUNTY REGION-1959 Wlndsor Township %of All In Windsor Township, the median family income was $7,385 in 1965, according to the Tri-County Regional Planning Commission's Home Interview Survey. This figure represents an increase of $1,674 over the 1960 figure, due primarily to the attainment of higher levels of education and rising economic inflation over this 5-year period. No. of Income G ~ Under 1,000 In Windsor Township, 36% of the families had incomes of less than $5,000, 51% between $5,000 and $10,000, and 13% above $10,000. Only 11 % of the incomes were below $3,000, an amount recently declared by the Federal Government as the minimum adequate yearly family income. Approximately 1 % of the families within the Township had incomes above $25,000. Table llb, Families Families % of All Families Tri- County Region %of All No . of Families Families 3% 471 4% 2,244 3% $1,000 to $1,999 18 2% 796 6% 3,743 6% $2,000 to $2,999 53 6% 949 8% 4,552 6% $3,000 to $3 , 999 115 14% 1,063 8% 5,508 8% $4,000 to $4,999 92 11% 1,407 11% 8,012 11% $5,000 to $5,999 166 20% 1,959 16% 11 , 021 15% $6,000 to $6,999 76 9% 1 , 461 12% 8 , 781 12% $7,000 to $7,999 56 7% 1,227 10% 7 , 327 10% $8,000 to $8,999 68 8% 984 8% 5,752 8% $9,000 to $9,999 56 7% 674 5% 4 , 326 6% $10,000 to $14 , 999 88 10% 1,190 9% 8,746 12% $15,000 to $24,999 16 2% 280 2% 2 ,406 3% $25,000 and over 12 1% 129 1% 851 1% 840 100% 15,590 100% 73 , 269 100% Source: 1960 U.S. Bureau of the Census. 18 Eaton County No. of Families 24 Total Families ,.. l_ The recent construction of many fine residential homes in Windsor Township indicates that the median family income is increasing. These changes may now have brought the median family income for Windsor Township closer to the average of other suburban townships and the Region. �the near future, growth will continue to take place in the northeast corner of the Township. Distribution of future population will be affected by a number of factors, among them the location of new industrial plants, the routing of streets and roads and the suitability of land for residential development. Most important, the amount of future growth and the type and quality of development that will occur will depend on decisions made by the Township government today. The Subdivision Activity Map presented in the Land Use section further emphasizes the recent growth which is occurring in the Township relative to population distribution. Household Status and Mobility In 1966, Windsor Township contained some 1,012 occupied dwelling units. Such units contained an average of 3, 53 persons including both relatives and nonrelatives. It was -found that the number of persons per household has reduced since 1960 in line with the national trend toward smaller families and the increased marriage rate being experienced throughout the country. The 1960 Census also portrays some indication of the mobility of the population. In Windsor Township nearly 58% of the families lived in the same house as they did in 1955. This figure is above the figure for the nation as a whole, which was approximately o0%. In summation, the population composition of Windsor Township is changing due to the number of people migrating into the Township from other areas. The populous of the Township today earn more money and have a higher level of education than residents of ten years ago. Also, due to improved highway facilities and its favorable geographic location, it is readily accessible to most major metropolitan areas in the State. These factors, plus numerous others, provide additional impetus to the future growth of the Township. Distribution of Population Figure 11 termed Population Distribution, portrays the spatial distribution of dwelling units in Windsor Township. As shown, the major concentration of dwelling units is found in the Dimondale area, with remaining units being found scattered throughout the Township in isolated developments or paralleling county roads . POPULATION ESTIMATE (1966) A notable change in the distribution of population within Windsor Township is occurring in conjunction with the increased trend toward suburbanization. Most of the population increase in recent years has taken place in the northeast corner of the Township near the City of Lansing. New home construction, however, is occurring throughout the Township. Trends indicate that in Before an estimate can be made for future population, a numerical assessment must be made of the current population. The means for achieving a current estimate involves a count of occupied dwelling units for 1966 from the land use survey and then an application of the number of persons per household. The survey revealed a total of 1,012 occupied dwelling units at 19 • • • • I ' J �WINDSOR TOWNSHIP HOUSEHOLD DISTRIBUTION * /'., , / · t - - - --"-~~ -/ -, ·, , '-._ I I -----j~ ------ :--------------- i / . / / ' DIMONDAL£ : :I *Each dot represents one household. I ;;:- Sou ce: 1966 Land Use Figure 11 "--~---_;,a . a ,5 Scale in miles TRI-COUNTY REGIONAL PLANNING COMMISSION 535 Clippert St, , Lansing , Michigan n-~••dm """' ..... '>I,~-r.,."'craM'-- &ur,,dail,&klull ~ • u,._ " - - ' AdB11ai.f;U'&tl.<lft tJl U-, Df-;aMl"rila c,.. ........, • ....... r . . lirt-P..uirc~Ptvs,l'aftl_._,_t.,!IKU-'Nl1of . . ~.. M"f ot LIM, ... ~ . . . . .,,w.-od bjl It. Ui;!fi;.(llil D,,ipa"-1 tif c--m.. �- - - - The results of decreasing birth rates. and -increasing deaths -will produce. a lower rate ,of. natural-increase in the future. an estimated 3. 53 persons per household for a total of approximately 3,573 persons in 1966. This figure will be utilized in conjunction with trends in natural increase and net migration to predict the future population. Migration Throughout the world demographers and statisticians are constantly experimenting with methods for estimating future population and analyzing the many factors which · accelerate or retard growth. At present, no satisfactory method has been derived for predicting future population for small areas. Population projections for Windsor are weak because data regarding birth, death, in-migration and out-migration is available only on a countywide basis. The best results, therefore, can be achieved by using the county statistics as "indicators" for the Township area. Statistics regarding migration are as equally difficult to acquire for Windsor Township as are the rates of natural increase. However, during the last census, a limited amount of information regarding prior resident location was collected. The data presented indicated that nearly 1,200 residents living in Windsor Township in 1960, had resided in other areas in 1955. Of this figure, nearly 29% had previously resided in Eaton County, while some 71 % had previous residence in another county. During this high in-migration period, it is assumed that a low out-migration trend prevailed. Thus, if net migration remains at its present level, it can be assumed that Windsor Township will continue to experience a steady population increase over the next few years. Natural Increase Population Projections Customarily, the natural increase for any particular area is defined as the number of births minus the number of deaths. The number of births decreased during World War II and the Korean War, but quickly rose thereafter to a peak in 1957. With the scientific breakthroughs in the field of birth control, the birth rate has somewhat declined in recent years. In addition, trends indicate a slight numerical increase in the number of deaths, even though the rate of mortality is declining in Eaton County. The method of projection utilized in this report is based on the following assumptions: PREDICTING FUTURE POPULATION 1. The future rate of growth for Windsor Township will approximate 26% for each 10-year period up to 1990. 2. A slight increase in the number of deaths will continue. 21 �I I • TOW\JS~ .IP P~OJL Cf 1O\J S 3. A continuing de crease in the rate of births will prevail. t 4. Township in-migration will exceed the out-migration. .fl u 5. Further annexations by the City of Lansing of the present area of Windsor Township will not occur. ., ~ + \,) J 0 r. ,_ By using the assumptions listed, a growth factor was determined. This factor was then applied to each 10year period to obtain the succeeding 10-year period. The resulting projections are depicted graphically in Figure 12. r 0 2 V' 1. ~ Upon examination of these projections, other growth influencing factors were considered and a more precise projection was obtained (see Figure 13 and Table Ile). One should remember that this, as well as other projections, is based on continuing moderate stability of the regional, state wide and national situation. 1 O 60 •q66 191() 1980 1990 Figure 12 tJfJRE POf )UL Ar lON S Table Ile POPULATION ESTIMATES (1960-1990) Year Windsor Dimondale Total 1960 1966 1970 1980 1990 2,334 2,623 2.850 3,700 4,700 886 950 1,000 1,200 1,500 3,220 3,573 3,850 4,900 6,200 ~ C'. l1l 22 l ' �.... -- - - - ... ECONOMICS �The information contained herein was collected from the 1960 U .s. Bureau of the Census; the Township and Village offices; and a telephone employer survey to determine the number of employees working within the Township and Village boundaries. Througout the economic section any reference to Windsor Township is meant to include the Village of Dimondale as well. METROPOLITAN TRENDS AND INFLUENCES r Windsor Township and the Village of Dimondale depend heavily on the Lansing metropolitan area for their source of employment. Major employers include the automobile industry, the State of Michigan and Michigan State University. I - - t----+------<..--- ECONOMICS r r As illustrated in Table Illa, approximately 53% of the planning area's employed labor force worked in the City of Lansing in 1960. In addition, 12% was employed in the remainder of Ingham County, while 31 % was gainfully employed within Eaton County. The remaining 4% worked in Clinton County, outside the Tri-County Region, or did not report their place of employment. Understanding the structure and functioning of the economy of Windsor Township and the Village of Dimondale is a fundamental step in the study requisite to comprehensive plan development. Economic data collection must necessarily include such subjects as employment, government financing, manufacturing and trade characteristics, and the various trends that will affect the economic development of the Township and Village. The planning area, located southwest of and very near the Lansing urban complex, can expect to experience changes which occur within the metropolitan area. The functional role of Lansing and its contiguous fringe as a regional center of trade and employment has strengthened over the past 15 years. Its rising dominance is directly related to improvements in transportation, its strategic geographic location, and its strong role as a governmental and industrial center. This section of the study report will endeavor to provide the community with an inventory of its economic resources; to explain its position within the larger metropolitan area; and to provide a basis for estimating employment levels and land requirements for future economic activity. 23 �I Table Illa TABLE IIIb PLACE OF EMPLOYMENT Employment Trends: Tri-County Area 1956-65 Employment Area Place of Work No. of Employees % of Total City of Lansing 610 53.0 Balance of Ingham Co. 140 12.0 Clinton County 4 .3 Eaton County 354 31.0 Saginaw County 4 .3 Gratiot County 4 .. 3 Not Reported 3.1 40 1,156 100. 0% Source: Twenty-five percent sample,. u .. s. Bureau of the Census, 1960. There is every indication that motor vehicle manufacturing is growing and will continue to grow. In terms of the number of jobs gained, manufacturing was the most important single economic activity within the Tri-County area between 1956 and 1960. As Table IIIb indicates, manufacturing employment increased 17. 3% followed by state government, local government, retail trade and services, in descending order of importance. Goods Producing: Manufacturing Construction (Subtotal) 31,200 4,500 (35, 700) 36,600 4,200 (40, 800) 5,400 -300 (5, 100) 17.3 -7.0 (14. 2) Services Producing: Trade Wholesale Retail 16,000 (2,800) (13,200) 17,900 (3, 100) (14,800) 1,900 (300) (1,600) 11. 8 (10. 7) (12. 1) Trans. , Comm. , Utilities 3,400 3,100 -300 -8.8 Fin. , Ins. , Real Estate 2,700 3,500 800 29.6 Services (2 ) 8,600 9,700 1,100 12.7 Government Federal State Local (Subtotal) 23,400 (1,400) (15, 500) (6, 500) (54,100) 28,200 (1,800) (18,200) (8. 200) (62,400) 4,800 (400) (2, 700) (1, 700) (8,300) 20.5 (28. 5) (17. 4) (26. 0) (15. 3) (89,800) (103,200) (13,400) (14. 9) Total Non- Farm Ag., Forestry, Fish. Self Employed Total employment has increased at an average annual rate of 1% in the Tri-County Region with the general trend being a more :rapid rate of growth in the servicesproducing industries than in the goods-producing industries. This is not a localized trend, but one which is increasingly evident throughout the nation. Comparison Figure 1956 1965<1> Total Employed 7,000 4,700 -2, 300 - 32. 8 11,400 11,900 500 ~ 108,200 119,800 11,600 10.7 (1) Based on 11 months data. (2) Includes about 150 employees in mining. Source: Population and Economic Projections Tri-County Area, Robert Gladstone and Associates, Economic Consultants. All indications are that employment and income in the Region will increase substantially in the future. This 24 n �growth is presently having repercussions on development in the planning area and will continue to influence future growth. Table ma EMPLOYMENT BY MAJOR INDUSTRIAL CLASSIFICATION Windsor Township & Dimondale - 1960 CHARACTERISTICS OF THE LABOR FORCE Category The labor force, as defined by the Bureau of the Census comprises all civilians 14 years of age and over, either employed, unemployed, or actively seeking work. Number of Employees % of Employed Persons Manufacturing 405 Retail Trade 186 Agriculture 130 Personal Services 88 Public Administration 80 Construction 72 Educational Services 62 Other Industries 52 Transportation 32 Wholesale Trade 28 Professional 20 Hospitals 16 Communications & Utilities 4 Mining 4 TOTAL 1,179 In 1960, the Census listed 2,185 individuals in Windsor Township 14 years old or over. Of this total, 1 , 249 individuals, or 57%, comprised the employed labor force. The remainder were enrolled in school, members of the armed services, or inmates of institutions. Within the employed labor force, 1,179, or 94%, were employed in the general employment categories listed in Table me. A more definitive classification of industrial employment is portrayed in Table ma. -- Table Ille - Number of Employees Cat.egory Private Wage & Salary Workers 767 186 Government Workers Self-employed Workers 205 Unpaid Family Workers 21 TOTAL 1,179 % of Employed Persons 6 5 4 3 2 2 1 1 1 100% Table IIId points out the significance of manufacturing, retail trade and agriculture as employment endeavors in Windsor Township. The Township and Village have about the same proportion of persons employed in these cat.egories, as does the Tri-County Region as a whole. Approximately 60% of the 1,179 persons listed in Table Illd were employed in one of these three classifications in 1960. 65 16 17 2 100 Source: 1960 U .s. Bureau of the Census. - 11 7 7 Source: 1960 U .s. Bureau of the Census. GENERAL EMPLOYMENT CATEGORIES EMPLOYED PERSONS-1960 -- 34 16 25 �I Windsor Township had a slightly higher proportion of blue collar workers in its labor force than did the Region as a whole in 1960. As indicated in Table Illf, 47% of the employed persons in Windsor Township were considered blue collar workers , as compared to 36% for the Region. Forty-three percent of employed persons in the Township were categorized as white collar workers in 1960, as compared to 48% for the Region. Table Ille is a detailed breakdown of manufaciuring employment in Windsor Township. Very obviously, the most important category is that of transportation equipment. Seventy-one percent of the 405 persons employed in manufacturing worked in the transportation equipment industry. In addition to this, 66 persons , or 16%, worked in industries very closely related to or dependent upon transportation; those being metal and machinery industries. Metals, machinery and transportation accounted for about 28% of the entire employed labor force in Windsor Township in 1960. National trends tend to indicate the probability that the white collar employment ratio has increased significantly since 1960 and will continue to do so in the future. This is partly due to the attainment of higher educational levels and technological change. The percentage of the employed labor force working in the transportation equipment industry in Windsor Township is generally higher than for the Tri-County Region. The Region has 15% in this category, while Windsor Township has 24%. ;, The Male.; Labor Force The reason for separating the male from the female labor force is that they may be employed quite differently and due to income potential and overall numbers, the male force is somewhat more significant in terms of employment components. In breaking down the statistics in this manner, several important occupational differentiations can be noted. Table Ille EMPLOYMENT IN MANUFACTURING - 1960 % of Employed Number Category Persons of Em2loyees 0 0 Furniture 7 29 Metal Industries 37 9 Machines 286 71 Transportation Equipment 2 Other Durable 9 2 Food & Kindred 8 1 4 Textile 24 6 Print & Publishing 8 2 Other Nondurable 405 100% TOTAL In 1960 there were 1,133 males 14 years of age and older residing in Windsor Township. Of this total 933, or 82. 3%, were in the labor force. At the time of the census 880, or 94.3% of these men were employed, leaving 5. 7% unemployed. This unemployment figure is somewhat higher than the 4. 6% rate for the Tri-County Region as a whole. Table illg lists, in order of importance, the occupations of the male labor force. Source: U.S. Bureau of the Census. 26 �Table Illf GENERALIZED CHARACTERISICTS OF EMPLOYED LABOR FORCE-WINDSOR TOWNSHIP-EATON COUNTY, TRI-COUNTY REGION - 1960 r ' i Labor Force Characteristics Blue Collar Workers Craftsmen, Forman & Kindred Workers, Operatives & Kindred Workers & Laborers White Collar Workers Professional, Technical, & Kindred Workers; Managers, Officials, & Properietors, including Farm; Sales Workers, Clerical Workers Windsor Township Number of % of Employed Workers Labor Force 558 47% Eaton County Number of % of Employed Workers Labor Force 8,057 45% Tri-County Region Number of % of Employed Workers Labor Force 39,297 36% 507 43% 7,604 42% 53,115 48% Service Workers Private Household Workers Other Service Workers 89 8% 1,819 10% 13,038 12% Occupation Not Reported 25 2% 567 3% 4 828 4% 1,179 100% 18,047 100% 110,278 100% I r Total Employed Labor Force Source: U .s. Bureau of the Census. 27 �The Female Labor Force Table Illh FEMALE EMPLOYMENT BY OCCUPATION Windsor Township-1960 A somewhat lower percentage of women are in the Township's civilian labor force than in that of the County, Region or State. In Windsor Township there were 1,052 females 14 years of age or older , of which 30% were in the civilian labor force. This compares to 33% for the State of Michigan; 36% for the Region; and 34% for Eaton County. Unemployment in the female labor force is higher, at 5. 4%, than for the Region as a whole, at 4. 2%. Table IIIh portrays female employment by occupation for Windsor Township. Table Illg MALE EMPLOYMENT BY OCCUPATION Windsor Township-1960 No. of Male Category Employees Operatives &Kindred Workers 221 Craftsmen, Foremen & Kindred Workers 189 84 Farmers & Farm Managers Professional, Technical & Kindred Workers 65 64 Managers & Office Proprietors 64 Clerical & Kindred Workers 52 Sales Workers 41 Laborers, Except Farm & Mine 34 Farm Laborers & Foremen 25 Service Workers 41 Occupations Not Reported 880 TOTAL % of Employed Labor Force 25 No. of Female Category Employees Clerical & Kindred Workers 80 Professional, Technical & Kindred Workers 40 Service Workers 36 Sales Workers 33 Operatives & Kindred Workers 33 Private Household Workers 28 Managers, Office Proprietors 21 Craftsman, Foremen & Kindred Workers 8 Farm Laborers & Foremen 8 Farmers & Farm Managers 4 Laborers, Except Farm & Mine 4 Occupation Not Reported 4 TOTAL 299 % of Employed Labor Force 27 14 12 11 11 9 7 3 3 1 1 1 100% Source: 1960 U .s. Bureau of the Census. 21 10 Employment Within Windsor Township This report has emphasized that there is very little basic employment in Windsor Township and that many residents commute to Lansing or other areas in the Region for employment. In order to ascertain some estimate of the number of employees working within the Township, a telephone survey of businesses and industries was conducted in 1966. It must be emphasized that this survey is not totally complete and, therefore, lends only a rough estimate of employment information. Table IIIj lists the results of this survey. 7 7 7 6 5 4 3 5 100% Source: 1960 U.S. Bureau of the Census. 28 �Table IIIj turing within the Township consisted primarily of printing and publishing firms. EMPLOYMENT WITHIN WINDSOR TOWNSHIP BY MAJOR INDUSTRIAL CLASSIFICATION-1966 Category I ' i I The survey further indicated that the remainder of the individuals employed in the Township, about 12, were employed in contract construction, government, insurance and real estate. No. of Est.abNo. of % of Total lishments Employees Labor Force* Wholesale & Retail Trade 16 12 Services Manufacturing 5 Contract Con2 struction 1 Government Finance Insurance & Real Estate 2 TOTAL 38 85 37 35 7.2 3.1 3.0 5 5 .4 .4 2 169 ~ Windsor Township Industry and Trade There are five industrial firms in Windsor Township involved in the manufacturing process. They include two fabricated metal products manufacturers; two publishing companies and a firm manufacturing concrete pipe. These industries are generally not of the nuisance type. Three of the five industries are scattered along US-27 and the remaining two are located in Dimondale. 14.3% *Based on 1965 labor force estimate by the Michigan Employment Security Commission. ' ' I ' ' There are also approximately 28 small businesses in Windsor Township primarily involved in the sale of convenience goods or providing some type of service. These businesses, for the most part, are located in the Village of Dimondale or along US-27. The study indicated that only about 14% of the total labor force of Windsor Township was employed within the Township. As Table IIIj indicates, the largest number of persons was employed in wholesale and retail trade. Of the total 85 persons so employed, 50, or 59%, were working in eating and drinking establishments. The second largest number of employees, 37 worked in service activities, with 17 of these in education and 20 in various types of personal services. AGRICULTURE In 1960 farmland occupied approximately 86% of the Region's total land area, with only 5% of the Tri-County labor force employed in agricultural endeavors. This represented a dee,line. of some 2,300 farm employees, or a 32. 8% decline in total farm personnel over the decade 1950 to 1960. Even more important is the percentage of off-farm employment by farm operators. The next most significant employer within the Township boundaries was that of manufacturing. Manufacturing employed 35 individuals, which represented only about 3% of the total Township labor force in 1965. Manufac29 �Not only has the number of farms and the quantity of land in farms rapidly decreased, but the amount of land producing crops has also decreased. Approximately 47,000 acres of harvest and pasture land was taken out of production in Eaton County between 1949 and 1964. Since World War II this figure has been steadily increasing. In 1944, 32. 6% of all farm operators in Eaton County -worked off the farm 100 days or more. In 1964 this figure had increased to 43. 3%. Because of the immediate proximity of employment opportunities in Lansing, it is estimated that the percentage of off-farm employment is much higher in Windsor Township than for the whole of Eaton County. In 1959, 86% of all farm operators in Windsor Township worked 100 days or more off the farm.* Land being shifted out of farms in Windsor Township and Eaton County in the recent postwar period falls into three general classes: Urbanized uses - Large amounts of land have been used for highways, residential home sites and other urban land uses. Also, in 1959 nearly 17,250 acres, or 81 % of the total land in Windsor Township, were termed farmland. The 1965 land use study, contained elsewhere in this report, indicates that approximately 14, 700 acres, or 70% of the total acreage, is now in agricultural use, a decrease of approximately 2,500 acres. This acreage remains vacant or has been converted to other uses. Speculative holdings of idle farm lands - Much more farm land is being bought and held for urban uses than will be needed for many years to come. Much of this land will remain idle or in low intensity use for many years before they actually move into urban uses. In 1959 the average size of farms in Windsor Township was about 100 acres, or approximately 30 acres smaller than the average farm in Eaton County. In relation to this, it is assumed that the total number of farms in the Township has been decreasing at a more rapid rate than in Eaton County. The trend in most areas of the nation indicates a growth in average farm size in partnership with greater productivity per farm unit. Average farm size increased in Eaton County from 103 acres to 140 acres between 1945 and 1964, while the total number of farms decreased from over 3,300 to approximately 2,100 during this same period. Lower uses - Many farmers have not been able to operate their farms profitably on a full-time basis under existing cost-price relationships. Large amounts of land are being entered under the Soil Bank Conservation Reserve Program or have been partially or completely inactivated. Opportunities of better employment off the farm have been the main prime reason for this trend. In the future, large amounts of farm land in the Township and county will continue to be taken out of production for the reasons stated above. At the same time, a great deal of land in the Township is well suited for growing speciality corps. An increasing number of farms are *The 1960 U .s. Census of Agriculture. 30 l 1 7 7 7 7 7 7 �growing these types of crops and the number should increase in the future. Some farm lands not suited for urban development nor economically feasible to farm will be reverted to other uses. Although the amount of farm land will decrease in the future, the higher productivity and value of the remaining farms will continue to make agriculture an important part of tile economy of Windsor Township. for fiscal 1965 are summarized in Table lllk. Figure 14 is a generalized illustration of revenue sources in percentages. Table !Ilk CASH RECEIPTS - WINDSOR TOWNSHIP Fiscal 1965 Property Taxes: Current and excess of roll Delinquent Collection charges Subtotal State Sales Tax Diversion State Intangibles Tax Retailers License Fees (Liquor Commission) Building Permits Series "E" Bonds Cashed Fire Fund Fire Voted Fund Cemetery Fund Planning Commission Fund Grand Pointe Street Light Fund Hill & Hollow Street Light Fund Other TOTAL TOWNSHIP FINANCES As rural areas become more highly urbanized increased amounts of revenues must be expended to provide the necessary streets, schools, parks, sewers, water, drains, and other services essential to urban and suburban living. For the most part, these expenditures are the responsibility of the local governmental unit, although state and Federal governments are providing increased assistance. The concern of this subsection will be to briefly review the sources of revenues and expenditures of Windsor Township to provide a basis for estimating the ability of the Township to raise the revenues necessary to meet local public service demands. Revenue Sources $ 9,337 21,001 2,824 340 613 2,200 268 163 1,616 600 145 264 121 $39,492 Source: Financial Report of Windsor Township, dated April 2, 1966. During the 1965 fiscal year, April 3, 1965 to March 26, 1966, Windsor Township received $39,492 from all sources. Cash balances on April 3rd amounted to $12,319 making a total of $51,811 available to meet Township financial obligations. The sources of revenue 31 l $ 6, 733 427 2,177 �7 1965. The state equalized value totaled $7,423,490 in 1965, using a factor or multiple of 190. 9%. Total property taxes collected in the Township amounted to $173,402 in 1965. Figure 14 SOURCES OF WINDSOR TOWNSHIP REVENUES Fiscal 1965 l'otal ..___ _ _ _ _ _ _ _ _ _ _ __J The amount of property tax varies throughout the Township due to differing financial obligations in the six school districts partially within Township boundaries. The property tax by school district for school purposes is illustrated in Table Ulm below. 100 Sau,•~ Taxi'---_ _ _ _ __ Property rax Special Fund!:Intangt1>le Tax Series "E ' Bonds Licenses, Permits ,1_ and Others Table Ulm □ 7.2<{ PROPERTY TAX FOR SCHOOL DISTRICTS Windsor Township - 1965 os.6% School District Charlotte Eaton Rapids Grand Ledge Holt Potterville Waverly {] 2. 7% $52. 53/1, 000 57. 31/1, 000 50. 62/1, 000 70. 52/1, 000 50. 62/1, 000 58. 65/1, 000 Amount of assessed of assessed of assessed of assessed of assessed of assessed value value value value value value Source: Records, Windsor Township Clerk. As indicated in Figure 14, by far the most important source of income is the sales tax. Fifty-three percent of the Township revenues came from this source in 1965, while 23. 6% was derived from the second greatest source, the property tax. The remaining sources of income accounted for a combined 23. 2% of total revenue for fiscal 1965. In addition, a total of $15. 63/1, 000 of assessed property value was collected for taxes other than local school dis - · tricts in 1965. This tax was uniform throughout the Township and was based on a redistrubtion as follows: County Tax Township Lansing Community College Medical Care Facility Property Tax Revenues The total assessed valuation of Windsor Township, based on 20% of the actual value, amounted to $3,888,680 in 32 $10. 85/1, 000 of assessed value 1. 91 / 1, 000 of assessed value 1. 91 / 1, 000 of assessed value . 96/ 1, 000 of assessed value 7 7 l l �Using the Eaton Rapids School District as an example, total property taxes in this district were divided as shown in Figure 15. * As illustrated, only 2. 6% of the total property tax revenue was for Township use. In 1965 this amounted to revenues totaling $6, 7 33. Expenditures Table IIIn lists the Township expenditures for fiscal 1965 and Figure 16 illustrates the percentage distribution of these expenditures. As indicated, the major expenses in 1965 were for officer salaries, street maintenance, fire protection and cemetery maintenance. In communities providing only a minimum of services , it is typical for salaries to be the major expense. *Records, Windsor Township Clerk. Figure 15 PERCENTAGE DISTRIBUTION OF PROPERTY TAX REVENUES FOR EATON RAPIDS SCHOOL DISTRICT Table Illn EXPENDITURES - WINDSOR TOWNSHIP-1965 Office Salaries Salaries $6,280 Withholding Tax 695 Social Security 834 Total Building Inspector Liquor Inspector Street Maintenance (Ea ton County) Insurance and Bond Dump Election Expenses Library Fire Fire Voted Fund Cemetery Planning Commission Grand Pointe Street Light Fund Hill & Hollow Street Light Fund Other TOTAL Schools 78. 5% Township 2.6% $7,809 773 120 2,800 800 510 183 1,450 4,094 237 5,723 2,101 131 241 J,,366 $28,338 Source: Financial Report of Windsor Township, dated April 2, 1966. 33 �l l Figure 16 PERCENTAGE DISTRIBUTION OF EXPENDITURES Windsor Township-1965 1 Total l00% Salaries 1 27. G,., Cemcocry □ Fire Street 1\Iaintenance 14.4% □ Planning Commission 9.9% D7,4% I I I Library - 05.!%1 Other In summary, Windsor Township does not have the financial capability for making all necessary improvements, such as streets, water, sewers, recreation, etc. The reasons are numberous and complex. Townships are bound by legal limitations which prevent them from raising their total revenue needs. They are also in competition with other governmental units, such as school boards and county governments for needed revenues. Finding the sources of revenue for solving these problems will be very difficult, but answers must be found if the problems of growth and change are to be met. -- 34 ,-- ' �LAND USE �Present conditions and trends also provide some of the best evidence available in attempting to predict what will happen in the future. Thus, an analysis of the present use of land will help provide a general basis for reference in working out a plan for future land use that is both realistic and farsighted. -~~ . _, \ fu conducting a land use study, the good and bad features . of past development are recognized. Planning can then build upon the more favorable features, and policies and programs can be suggested that will help to minimize the effects of past developmental errors and encourage more desirable growth patterns for the future. The existing land use information for Windsor Township was obtained from a field survey conducted by the Tri-County Regional Planning Commission staff in April, 1966. Agricultural and undeveloped land use information was obtained through interpretation of 1963 aerial photographs provided by the United States Department of Agriculture. LAND USE One of the most important steps in the planning process is the collection and mapping of detailed information on existing land use. The land use map is a graphic portrayal of existing development at a given point in time. It is, therefore, a static view of what already exists and is not to be confused with the land use plan which will indicate the optimum arrangement of land uses for the future. METHODOLOGY The methodology utilized in carrying out the land use study was divided into four phases as follows : Each township develops its own distinctive pattern of land uses according to its geographic location, its topography, and its own individual economic and social character. The early location of a commercial establishment, the routing of a railroad or highway, and many other factors often have an important effect on the shape of the existing land use pattern. Collection: Detailed land use data was acquired during February of 1966 by field survey teams from the Tri-County Regional Planning Commission and by the utilization of aerial photographs obtained from the U .s. Department of Agriculture (dated April, 1963) . 35 �Commercial: Establishments supplying commodities and services to the general public. These include retail consumer goods, personal and business services and necessary storage and parking facilities incidental to these uses. Mapping: The field data was transferred in detail to a township base map to be later utilized in the processing phase. This information was then generalized in map form for presentation in this report. Aerial photography was used during this stage to determine the use or nonuse of land in areas inaccessible to the field team. Industrial: Land activities concerned with the manufacturing, processing, fabrication or bulk storage of goods or materials. Such includes the mechanical or chemical transformation of inorganic substances into new products. Also included are establishments which are involved in the extraction of materials from the land, such as mining or quarrying and such other endeavors as heavy repair and warehousing. Processing: The processing stage involved the measurement of mapped information and a detailed tabulation of the various use categories within the planning area. Analysis: This final phase involved a study of the processed information and a written and graphic portrayal of it for presentation in this report. Institutional: All lands used by Federal, State, county, township, city, educational or semipublic institutions for the purpose of providing for the social, cultural, religious and health needs of the community. Such uses of land include township buildings, schools, churches, hospitals, cemeteries, etc. DEFINITIONS The following categories were utilized in the presentation of existing land uses within Windsor Township. The categories, as delineated on the Land Use Map, are defined as follows: Recreational: Land devoted to active or passive recreation. Included are open spaces which are developed or intended for public or semipublic recreational use, whether publicly or privately owned. Such lands include golf courses, parks and playgrounds. Residential: Areas where dwelling units, other than commercial residences, their accessory buildings and open space, occupy the major portion of land. Excluded are agricultural lands and other uses not associated with the dwelling, even when under the same ownership. Transportation: Lands used for the conveyance of passengers and freight, including rights-of-way and terminals. 36 -- �Utilities and Communications: This category includes lands used for the collection and distribution systems of utility and communication facilities. Examples are water treatment plants, sewage disposal plants and radio and television transmission towers. D• VI LOP~D L\ D WJNDSOJi IO\\NSHJP LC l l DI C' DI.MONDA'~ ,,:'ln tr. I Agricultural: Lands used primarily for the production of food, fiber and/ or other saleable vegetation. Included are field crops, woodlots and tree nurseries. rranspnrtatrnn 50.4 Undeveloped: All land which is vacant, unused or unuseable, including derelict land as well as water features. EXISTING LAND USE PATTERNS AND TRENDS Graphically illustrated, Figure 1 7 portrays the various percentages which each component of land use now occupies within Windsor Township. The total land area of Windsor Township, including the Village of Dimondale, encompasses approximately 21,176 acres of land. Of this total area, slightly less than 1, 900 acres, or 9% of the Township area, has actually been developed. As can be seen, by far the largest amount of developed land is devoted to streets and highways. This can be explained primarily in that I-96 runs through the Township and by the fact that the Township is still comparatively undeveloped. The majority of Windsor's growth in recent years has been concentrated in Dimondale, the northeast corner of the Township near the Lansing City boundary, and along US-27. New homes, however, are developing throughout the Township, with the greatest increases since 1960 occurring in sections 2, 3, 10, 13, and 23. The remainder of the Township is still predominately agricultural in nature, with single-family residential developments scattered throughout. Appendix A presents a tabular summary of the various land use subclassifications, while the Existing Land Use Map (Figure 18) gives a graphic portrayal of land usage within Windsor Township. Windsor Township's close proximity to the City of Lansing, the recently constructed interstate freeway, 37 �Table !Va its desirable natural assets and the quality of existing residential development indicate that a steadily progressive rate of growth and expansion is emminent for the future. DWELLING UNIT TYPES 1966 Type Single-Family Nonfarm Multiple Family Trailer Farm Dwellings TOTAL LAND USE ANALYSIS Residential Uses Windsor* No. % 545 73. 3 20 2. 7 5 0.7 173 23. 3 743 100. 0 Dimondale No. % 263 97.7 4 1.5 1 0.4 1 6.4 269 100. 0 *Township figures do not include the Village of Dimondale. As indicated on the Land Use Map, residential development in Windsor Township is primarily in the form of scattered single-family units developed on large area lots. Structural Condition Tabulated residential uses account for approximately 2. 6% of the total Township area and over 31 % of the developed land of the Township and occupy nearly 537 acres. The 1960 Census portrayed housing conditions in the Township and in the Village of Dimondale to be generally good. Data presented, indicated that 77% of the housing units were in sound condition, while 18% were deteriorating and 5% were dilapidated. Of the 537 acres used for residential purposes, 532 acres are occupied by single-family, nonfarm units; 1. 3 acres by two-family units and 3.4 acres by multiple-family structures. ,, 'i Definitions of the various structural conditions are as follows, according to the U. s. Census Bureau: I . I Sound: Housing which has no defects or only slight defects which are normally corrected during the course of regular maintenance. In Dimondale, residential land uses occupy over 101 acres of land. This is approximately 18% of the total land within the Village, or about 58% of the developed area. Again, almost all land devoted to residential land use is in single-family developments. Multifamily dwellings encompass only about • 6 of an acre. Deteriorating: Housing which needs more repair than would be provided in the course of regular maintenance. It has one or more defects of an intermediate nature that must be corrected if the unit is to continue to provide safe and adequate shelter. Table !Va represents a cross-section of dwelling unit types compiled from the Tri-County Regional Planning Commission's, Land Use Survey of February , 1966. i• ,.. .. ... 38 - �1966 EXISTING LAND USE Windsor Township ■ ■ ■ ■ ■ ■ Residential Commercial Institutional Recreational Industrial Agricultural □ Unused or Forest Figure 18 0 s Scale In mllee January 1966 TRI-COUNTY REGIONAL PLANNING COMMISSION 535 Cllppert St. , Lansing , Michigan wu ft1111aeta!ly 11.ldc:d \lll'!IIIP • Te.i.ral sra,,t fr'0111 1h11' Utt.n Ren-al Adm,ni.lr•tlon of 1ho 0,-,,."""'111 ol llowlni and Urt-,, D,,..,.kipfiitllt, The pntp0nollon ol lhl.l map Iha Urim, PlaMlnf AHlaWICIO Pn,.:nm uth<>rl.Md by tiutuOfl 701 o( ._, Haualq Act 111 19", a, adm1nl ■t11n1d b~ lll<f M1cl!,p11 Otps,rUrlCIJII ¢ C11m-r01-, und,u- •-ftded, �Table !Vb Dilapidated: Housing which does not provide safe and adequate shelter. It has one or more critical defects or has a combination of intermediate defects in sufficient number to require extensive repair or rebuilding, or is of inadequate original construction. SUBDIVISIONS Windsor Township Date No. Platted Lots Original Plat 11 1859 404 Red Fern Acres 1 1941 18 Assessors Plat 1-4 1948 28 Assessors Plat 2-4 42 1948 Trails End 5 1954 13 Vans No. 1-6 1955 31 Saier 11 1959 26 Maple Heights 3 1960 15 Grand Dale 12 1960 24 Grand Point 3 1961 47 Hilliard 5 1961 7 1961 .:Jlill N .Hollow 12 8 Hill N Hollow 6 1962 16 Grand Pointe No. 1-11 1962 48 Although over 100 new homes have been constructed in the Township since 1960, plus an undetermined number in the Village of Dimondale, precautions must be taken to assure the containment and eventual eradication of blighted structures. Subdivision Activity The original plat for Dimondale was laid out in 1859, however, not until 1948 were any other subdivisions developed. In that year, two additions were made to the original plat of Dimondale. Between 1950 and 1960, three small subdivisions were developed, totaling 70 lots. Since 1960, six subdivisions have been developed, totaling 165 lots. Such recent subdivision growth tends again to emphasize Windsor Township's growing importance as a suburban residential area. Average Average Lot Lot D~pth Width 66 160 70 670 70 200 75 200 165 275 80 132 105 175 120 260 100 180 120 90 100 180 100 90 250 130 Source: Subdivision Study, M.E. T.R.O. Data Program, Spring, 1965. Evidence that Windsor Township is developing into a large lot suburban · type · community is indicated by the fact that the average lot width is 95 feet with an average depth of 225 feet. These lots are somewhat larger than those in most suburban subdivision developments now within the Region, which average about 70 by 125 feet. As of April, 1966, 14 subdivisions had been developed in Windsor Township. Table IVb lists these subdi visions, along with pertinent descriptive data, while Figure 19, entitled Subdivision Activity, graphically portrays this growth. Although no major subdivision development problems have occurred to date, experience in surrounding townships indicates that as Windsor Township continues to expand, 40 �Table IVc serious sewer and water problems may become prevalent. As a result, the Township will eventually have to provide the costly facilities needed to adequately service such new development. COMMERCIAL USES BY LOCATION T:Y_2e Dimondale Retail Business 7 Business Office 4 Professional Office 2 Vehicle Sales & Svs. 4 Commercial Rec. 1 TOTAL 18 Commerical Uses Present commercial enterprises in Windsor Township are limited to a few retail establishment.s in Dimondale, scattered service and recreational facilities along US-27, and three or four other business establishment.s dispersed throughout the remainder of the Township. No major shopping concentrations exist at the present time. Commercial uses occupy approximately 29 acres of land in the Township. This amount.s to only • 1% of the total Township area, or 1. 7% of the developed land. In the Village of Dimondale, 4. 3 acres of land are occupied by commercial uses. These establishment.s occupy only • 8%. of the total land in the Village, or 2. 5% of the number and location of establishments by land use categories, while Table IVd is a detailed listing of the quantity of land used for each commercial subcategory. US-27 11 Rest of Twp. 2 1 6 18 2 1 5 Total 20 5 2 12 2 41 .,... Table IVd COMMERCIAL USES* Type Retail Business Business Office Professional Office Commercial Recreation Vehicles Sales & Service TOTAL Retail business account.s for almost 50% of all commercial uses in Dimondale and the Township. Except for the businesses in Dimondale, most of these establishment.s are highway oriented to serve passing traffic. Vehicle sales and service is the second largest category. All of these businesses, except two, are service stations. Acreage 8.2 1.3 .2 14.4 9.4 33.5 % of Total 24.5 3.9 .5 43.0 28.1 100.0 *Township figures include Village of Dimondale. 41 Industrial Uses - Approximately 45 acres in the Township are used for industrial purposes. This is only 0.2% of the total Town- - . .-, - �,...... SUBDIVISION ACTIVITY Windsor Township TllVIE PERIOD ■ • ■ ■ 1. Before 1940 1940 - 1950 1950 1960 After 1960 Asse ssors Plat No. 1 2. Assessors Plat No. 2 3. 4. 5. 6. " 7. 8. 9. 10. 11. 12. 13. 14. 0 Grand Dale Grand Pointe Grand Pointe No. 1 Hilliard Hill 'n Hollow Hill 'n Hollow No. 1 Maple Heights Original Plat Redfern Acres Saier Trails End Van's .5 Scale in miles August 1966 TRl -COUNTY REGIONAL P LANNING COMMJSSION 535 Clippert St . , Lansing. Michigan n-. l"'"ll,!nlll~, 01 ll'I,~ m;11, ,.,. hll,,o,,~11, , .. ~,I th1••1.;l ,, 1.,,,,.,,,i,j 1(1'1"- I,• II~ l ,, • .., 11,,... \\.,I ,\,lml'O,<<r~11,m "' IIK I}. •• .,,,,,,.~, ,., ....... ,... •I I • '"" ,~ ••'l'-'!•111""'· !IIKI< ~ ~ .., l rh.iJ l'l"''"rti: .1 .... ,~~ ..,.-,, 1• ...... r: .... ,u,h••~.., I , ..... ,~ ... "' ,, u,,, 11,~ ... , A,I •>I l!M-1, •~ 1" ,n,1, ~,hn,~1~1, :,,.,, In,!., M"~"~ Oq~ _, Ill ~\·•-IA•'-• - ------ - - �Table !Ve ship area, or 2. 6% of the developed area. The T~wn.ship has eight industrial establishments which are located along US-27 with the exception of mining activities and an auto junk yard. ,- r r INDUSTRIAL USES* Classification Nonmanufacturingl Quarrying & Mining 2 Nondurable 3 Durable4 TOTAL The greatest amount of industrial land (27 acres) is used for sand and gravel excavation. Three quarry sites are presently active. Durable manufacturing, (permanent products) occupies about 14 acres. The Township has two businesses in this category. One is a concrete pipe manufacturer and the other manufactures aluminum window and door frames. Other industrial establishments classified under nondurable manufacturing and nonmanufacturing include a printing firm, heating and road oil service and an auto junk yard. Together these uses occupy only about four acres of land. % of Total 31. 0 23.0 3.0 43.0 100.0 *Township figures include the Village of Dimondale. 1 Industrially related use, not involved in the production process. 2 3 Five industrial establishments are located in Dimondale. Together they utilize nearly 18 acres of land which amounts to 3. 2% of the total land area• or 10 • 0% of the developed land in the Village. All but one of these industrial uses is classified as nonmanufacturing. They include an auto junk yard, a gasoline and oil storage area, and several heating and plumbing contractors. The only other industrial activity is a small machine shop. r Acreage 19.4 14.4 1.9 26.9 62.6 4 sand and gravel extraction. Production of food products, etc. Generally long-lasting goods, metals, machinery, .etc. Recreational and Institutional Uses Recreational and institutional land uses occupy about 23 acres of Township land. This is only O. 1 % of the total land area, or 1. 3% of the developed land. Table !Ve illustrates the quantity of land used for each subcategory within the general industrial classification. Almost all institutional land within the Township is being used for cemeteries which cover about 20 acres. West Windsor School, which occupies slightly over 2 acres, is the only other major institutional land use in the Township. 43 - - - -- - - - - - ----- - �,-- Transportation Dimondale School, covering some six acres, comprises the main institutional land use in Dimondale. Other public land uses in the Village include the Township and Village Hall, the fire station and the library. Dimondale also has a small park covering about 4 acres connected to the Dimondale School. Island Park, although used for recreational purposes, is not publicly-owned and was not designated as recreational land for the purposes of this study. Street and highway rights-of-way, combined with railroad rights-of-way, use a greater amount of land in Windsor Township than all other developed uses combined. Nearly 1,086 acres of land are used for transportation which is 5.3% of the Township area, or 63.2% of its developed land. Street and highway right-of-way widths total 1,039 acres and railroads 47.0 acres. A large percentage of this land is occupied by I-96 and the interchange at US-27. As the Township continues to develop, the percentage of land devoted to roads will become much less, but the large amounts of land used for streets and highways make it imperative that adequate planning be accomplished if waste and inefficient use of land is to be minimal. Table IVf presents a generalized listing of the various recreational and institutional uses in the Township. Table IVf RECREATIONAL AND INSTITUTIONAL LAND USE* Type Acreage Parks 4.1 Open Space Special Purpose Public Administration .7 Education 7.8 Religious 2.3 Cemeteries 20.3 TOTAL 35.2 % of Total 11.6 In Dimondale, streets occupy 38 acres, which is 6. 9% of the total land area of the ToWDBhip , or 21. 9% of the developed land. 2.0 Agricultural and Undeveloped 22.2 6.5 57.7 100.0 Although increasing amounts of land are continually being developed for urban uses in Windsor Township, agricultural uses still occupy by far the largest percentage of land. Agricultural land occupies approximately 1., 393 acres, or 69. 8% of the total land area of the Township. Included in this category is land used for field crops, permanent pasture, livestock grazing, truck crops, nurseries, orchards , and woodlots. A large percentage of the land in Windsor Township is forested. Woodlots occupy about 2,407 acres of the agricultural land or 11. 7% of the total land area. *Township figures include the Village of Dimondale. There are no localized neighborhood playgrounds to accommodate very young children within the study area. Although the elementary schools do provide some playground facilities, other provisions should be made for playgrounds and adult recreation in areas of proposed future development. 44 -- r �Table IVg In Dimondale, nearly 141 acres, or 25. 6% of the total land area is still devoted to agricultural uses. Of this land, 50 acres, or 0. 9% of the total area is forested. - - UNDEVELOPED LAND* Undeveloped land, or idle land, totals about 4,512 acres, or 21. 9% of the Township area. Included in this category are vacant lands , unused cropland, unusable land, and land covered by lakes and streams. A large amount of land in Windsor Township, once used for agricultural purposes, is now vacant or unused. About 4,171 acres, or 20. 2% of the total Township area is in this category. This category also includes vacant land within subdivisions and bordering single-family homes. % of Total 92.1 4.0 3.9 100.0 LAND USE RELATED TO ZONING As urban areas have developed, it has become evident that economic and social forces cannot be the sole determinants of how land is used. Long-range community-wide goals also must be considered. A small amount of land, some 188 acres, is classified as unusable. For the most part, the land in this category consists of low lands that would be unfeasible to reclaim except at very high costs. Various tools employed by governments to control land use are the Master Plan, Zoning Ordinances and Subdivision Regulations , to name a few. Each ofthese means complement each other, and all must be used if effective control is to be achieved. Briefly, zoning can be defined as the technical and legal tool with which the community may shape and regulate its growth and development in order to provide a desirable community environment. Through zoning, the public seeks assurance of: Undeveloped land in Dimondale totals 236 acres, or 42. 8% of the Village area. Most of this land consists of vacant lots in residential areas rather than vacant agricultural land. The Grand River occupies about 33 acres, or 5. 9% of the total land as it flows through the Village. 1. Protection of property values. Table IVgoutlines, by acreage and percentage, the undeveloped land figures for Windsor Township. 2. Control of population density. 45 - Acreage 4,374.6 187.9 185.5 4,748.0 *Township figures include the Village of Dimondale About 153 acres of land are covered by lakes and streams. The Grand River accounts for a large amount of this area. In addition to the river, there are four small man-made ponds in the Township. - Type Vacant & Unused Crop Land Unusable Lakes & Streams TOTAL �..., r I Table IVh 3. Control of hazardous areas such as flood plains. AREA IN ZONING DISTRICTS District Residential R-lA Residential R-1 Small Farm SF Commercial C Agricultural A TOTAL 4. Control of exposure to adverse environmental influences such as traffic, noise, smoke, dirt, and lack of ventilation and sunlight. 5. Provision of convenient areas for commercial and other service facilities. 6. A more efficient environment, in terms of municipal service costs, private transportation costs, and costs of utility extensions. Acres 1,585 1,308 4,299 34 13,399 20,625 r % of Total 7.7 6.3 20.8 0.2 65.0 100.0 Table IVj lends a comparison of the present land use with the existing zoning districts. 7. Maintenance of aesthetic harmony in land and building development. Table IVj - 8. Protection of the economic base and provision for its expansion, growth and development. LAND USE RELATED TO ZONING District Residential Commercial Industrial *Agricultural Enactment of the zoning ordinance alone is not enough to insure community achievement of these goals. Zoning must be based on a Comprehensive Development Plan for the community. Windsor Township adopted its first zoning ordinance in 1959. This ordinance has since been revised to eliminate certain discrepancies and inconsistencies. A new zoning map was also prepared and has been approved by the Township Board and Planning Commission. However, revisions to the Zoning Ordinance and the new Zoning District Map were designed to improve the ordinance only on an interim basis. Acreage Zoned 2,893 34 17,698 Acreage Used 537.0 29.1 45.1 14,534.0 *Includes small farms district. r Comparison of these charts, the zoning map and the existing land use map, illustrates that the zoning is, for the most part, a reflection of current land use in Windsor Township. 46 r I �ZONING DISTRICT MAP* Windsor Township R-lA Single-Family R-1 Single Family ■ Small Farms ■ Commercial D Agricultural Figure 20 ~ 0 .s Scale in miles "TRI-COUNTY REGIONAL PLANNING COMMISSIO N 535 CHppert St. , Lansing , Michigan t'11<, 1•n:11~nu.- "' 1111& nuip '"'u. 11-. .. u, 111,••<1 lhroui'h ., t<:<k·ral .:r•nl from 111,; \JfbM fle.w,..•1 ,\(l..,,nt•tOlh>II uf W., 0..'¢1,tn1e"' 01 rr ... a,nc nnd l"rt•1• O.,vc,k>p.mo:nt. lll>llur lhe- l,rbi:m Pluo>u,1, ,\,....._ 1•,v,,.171n1 .....U,.,r,.<MI .., '""(V<WI fill ot vie Hwfln,: Acl of lart, u ,.._.•••1<:Rd 1>1 ""' .\lor,ua:,,, °"llllrlm<!nt or c-""'"""• ,....,.~..1. �Again it is emphasized that the revised zoning is of an interim nature. The districts were not designated on the basis of a Comprehensive Development Plan, but rather on current need. A new ordinance and Planning District Map will be developed as part of the current planning program. and water facilities will occur. Also, problems of streets, schools, police and fire protection, and rubbish and garbage collection will increase proportionately. Commercial Development Existing commercial establishments in the Township and in Dimondale are not adequate to serve the growing population. As Windsor Township continues to grow, additional commercial facilities will be needed. Strip commercial development along US-27 could become a major problem. This type of development along major streets and highways creates a traffic hazard by increasing the turning movements of vehicles which frequently cause accidents. In addition, commercial establishments located in this manner detract from the aesthetic quality of the area. PROBLEMS OF EXISTING DEVELOPMENT Scattered low-density residential and large lot subdivision developments are forming a pattern for the type of development which could continue to occur in Windsor Township. Such development, although in many respects providing amenable living conditions, presents many problems. Mixed Land Uses Lack of Recreational Space Pre.sently, property owners do not have adequate control of the type of development that will occur on surrounding land. Too much residential development is being located in areas better suited for other purposes. Much of the Township, particularly in the southwest portion, is ideally suited for agriculture and should be preserved for this purpose. Other areas should be reserved for the commercial and industrial uses that will be required as the population expands. At the present time, there are no publicly-owned recreational areas in Windsor Township. Dimondale School allows its play fields to be used for general recreational purposes, but additional park space is needed in the Village of Dimondale and the Township. All of these problems emphasize the need to control and direct future growth so that the community will have high development standards without unduly burdening citizens with unnecessary and unreasonable taxes. Proper decisions made at his time by Windsor Township officials will bring about the desired orderly growth and development of the Township. Need for Public Services It is very difficult to support a desirable level of public services in areas of scattered development. As population expands, problems of providing adequate sewer 48 �TRAFFIC & MAJOR STREETS �pend heavily on vehicular accessibility. Paved roads, on the other hand, tend to serve higher volumes of traffic which result in or have been caused by more intensive land use activity. The limited access facility is, of course, the exception in that only interchanges (or access points) offer development potential. To rephrase the above discussion; traffic volumes and land use activity are strongly interrelated. Any change in one will affect a change in the other, which will in turn place a new demand on access streets. The creation of a new shopping center will increase traffic volumes on the streets that provide access to it, while conversely, significant increases in traffic volumes on a previously little travelled road will bring about the development of commercial activities whose success depends on their ability to be seen by passing motorists. Both cases will result in the need for street expansion and improvement. Obviously, a decrease in traffic volumes along any given highway will, in all probability, have a marked effect on the vitality of commerce whose very existence depends on larger traffic volumes. TRAFFIC AND MAJOR STREETS The extent and condition of the Windsor Township transportation network is perhaps one of the most critical determinants of its future growth. To accelerate growth, people must have access to the Township. Without this access, growth is retarded and the Township remains static. Transportation serves people who are engaged in activities of all sorts ; working , playing , shopping, living , etc. It is no wonder , then, that we find transportation routes connecting the land uses which generate such activities. This movement by people and goods between activities , or places of activity, is caused by a transportation land use relationship. For example, where there are no roads , we can expect no activity that will generate traffic o Where roads are unpaved , we can expect to find a few residential land uses , perhaps farmsteads or activities that , again , do not de 49 By analyzing this relationship in more detail, we find that certain types of land uses generate a greater amount of traffic than others. For example, in the Tri-County Region, each residence generates an average of six vehicle trips per day. 1 Although such information is not yet available for local commercial areas, studies throughout the country indicate a much higher trip generation figure for a commercial use than for a residential use. This , then, suggests the need for a different type of transportation link than would be necessary to serve residential areas. 1 1965 Home Survey , conducted by National Analysts , Inc. , under contract with the Tri- County Regional Planning Commission. �. .. Expressway: Moves through traffic at high speeds and volumes to and from freeways and other major traffic generators with full or partially controled access. An understanding of the transportation system in Windsor Township and Dimondale is necessary before planning for future growth and expansion can be initiated. This is the purpose of this section of the report. In so doing, an inventory and an assessment will be made of the existing street system, its present condition, its function, and the problems that exist or might be expected to develop in the future. Such information is a very important element in providing the basis for future planning. Freeway: Moves through traffic at high speeds and volumes between major traffic generators with fully controled access. .... .,. These terms represent a classification of streets and highways according to function. Figure 21 on the following page is a schematic view of a functional street layout. Definitions The following definitions are offered to provide a better understanding of the functional hierarchy of streets and highways and of the terminology used throughout the remainder of this section. 7, INVENTORY Major Streets and Highways Local Street: Provides direct access to individual abutting properties. There are 91 miles of streets, roads and highways in the entire Township transportation system. This portion of the report will deal only with those facilities designated in Figure 22; the major streets consisting of three very important major highway facilities and several lower class thoroughfares which also play a significant role in the movement of traffic throughout the Township and Village. For the purpose of this discussion, the Michigan classification system will be used as follows: Collector Street: Collects and distributes low speed, medium volume local street traffic and moves it to and from arterials; also, provides direct access to individual abutting properties. Minor Arterial: Moves through traffic at moderate speeds and volumes to and from major arterials, expressways and other traffic generators; also provides direct access to abutting properties. Parkway: Moves noncommercial, pleasureoriented traffic at moderate speeds between and through scenic areas and parks. 1. State Trunkline 2. County Primary 3. City or Village Major 4. County Local 5. City or Village Local Major Arterial: Moves through traffic at moderate speeds and high volumes to and from expressways, freeways and other major traffic genera tors. 50 r-i �r a I' - ..::- - ---- r r I r r - State Trunklines Muskegon. It traverses the northeast portion of the Township and is connected by an interchange to US-27. This interchange has already gretaly influenced growth in the Township by drawing the new State government complex to the area. Rigid control will be necessary to protect remaining areas around the interchange from indiscrete development practices. This facility is of freeway design and function and in 1964 carried an average of 6,500 vehicles per 24-hour day. Interstate 96 provides a direct link between Windsor Township and Lansing, Detroit , Grand Rapids and US-27 (M-78) is the most heavily traveled highway facility in Windsor Township. It serves as the major Since this is a discussion of major streets and highways, only the first three categories, comprising 31. 5 miles, or 35% of the total system, will be discussed. County local roads consist of all remaining county roads and subdivision streets within the Township, while Village locals are the remainder of streets in the Village. 51 �. its more localized function. It is expected that M-99 will retain its present function in the intermediate future, as the State has no current expansion plans for this facility. route between Lansing, Charlotte and other significant urban centers in Michigan. Commercial establishments are scattered along US-27 and are predominatly of the "intercept" type. Better stated, they are at their particular location for the purpose of attracting and intercepting passing traffic. Such activities are strongly transit oriented, consisting of auto and trucking service facilities. County Primary Streets Seven major streets function to connect the state trunkline system with Dimondale. The majority of residents in Windsor Township and Dimondale generally travel on one of these routes to reach either Dimondale or a trunkline facility for movement out of the Township. These streets are divided into two groups according to whether they are intensively (high volume) or extensively (low volume) used. Average daily traffic volumes determine the intensity of use . During the period 1958 to 1964, traffic increased approximately 22% on US-27. This amounts to an additional 2,000 vehicles per day; however, this increase cannot be expected to continue indefinitely. A new limited access freeway facility is in preliminary planning stages. It will connect with I-496 in Delta Township and pass west of Windsor Township. This facility could conceivably reduce traffic volumes on US-27 and thereby influence existing development along this route. Intensive Use : Such facilities consist of Waverly Road , Holt Road, Creyts Road and Windsor Highway. With the exception of Waverly Road , all carry traffic from Windsor Township's interior to the trunkline routes. The section of Waverly Road between M- 99 and Jolly Road accounts for the highest volume (2,400 vehicles per day) of traffic on roads in this category. Waverly serves an arterial function by collecting local traffic from Delhi Township , Windsor Township and M-99 for direct access to shopping and working areas west of Lansing. The third state trunkline in Windsor Township is M-99. This is the primary travel route between Eaton Rapids and Lansing. Although it does not car;ry as much traffic as the other two state trunklines, it did show a higher precentage increase during the period 1958 to 1964 (see Figure 24). Traffic leaving Dimondale on Holt Road generally uses M-99 to enter downtown Lansing or leaves M-99 at Waverly Road for trips to the shopping area at Saginaw (M-43) and Waverly Roads and the Oldsmobile plant on West Saginaw. Commercial land uses are much less prevalent along M-99 than along US-27 . This consequence is directly attributable to the relatively low volumes of traffic utilizing this facility in combination with Extensive Use : Extensively used roads include Vermontville Highway , Davis Highway and Canal Road . Unpaved surfaces and low traffic volume s suggest that these are the "minor" streets in the Windsor Township major street system . Such roads channel low volumes of traffic , generated by scat52 . ... ... T - - - �WINDSOR .,- TOWNSHIP I ( ( TIO TAI C' LASSI r'H A TIO OF ~'IA TOR S I FT A -·-·I 1111 II II C 11 1re ..... 0 'F} .5 Scale in miles TRI-COUNTY REGIONAL PLANNING COMMISSION 535 Cllppert St. , Lansing, Michigan l1w UNP,,l'llUun llll lh1" map ...,.. hnaa~lh anl,,~I lhr""idl " f<.'dt-ral ,:r<&nc lro9 II>!! CrlllUi R....., ... I \dmlnL MUtlal ol lh~ 0..•pcu1m,.•,11 "illo ..•11111,1'ndl 1buDll¥0<.lop-•11t, \IDllur 1M loruui rbM1111t A u • • - ITOSo-.111 ,llllM>ru....i 1.. ...,... ,l<lft JOJ ,,( 11,,., ~ 1.1111' Ac:1 of 1»-t, M• ;imcall/d, lldnru•11v.n.-d tn !Ill, >lld!IP11 U.l);Ut111t1111 er cv.,ua.. rft•. �tered residences, onto roads carrying relatively higher traffic volumes. As Figure 23 indicates, US-27 is the most heavily travelled route in the Township, carrying an average of 11,000 vehicles per 24-hour day. Other major carriers of traffic are I-96 and M-99 which have respective average volumes of 6,500 and 3,500 vehicles per day. One very important implication can be drawn from these figures. The major share of traffic which enters Windsor Township has no destination in either the Township or Village. All three major highways serve to route traffic through, and not into, the planning area. Village Major Streets l 7 7, l ----, These consist of Bridge, Jefferson, Washington and East Streets within the Village of Dimondale. Such facilities serve as the major links in the Village circulation system and carry fairly high traffic volumes due to the nature of the activities they serve. Traffic utilizing these streets is generated by retailing, worldng and service facilities in the Village. Figure 24 shows the percentage increase in traffic volumes over the period 1958 to 1964. This is a rough indication of which roads have been increasing in use and importance •. The largest percentage increase occurred on Windsor Highway between Canal Road and Dimondale. This stretch experienced an increase of 600 vehicles, or 150%, during the 1958-1964 period. The most consistent increase occurred on US-27 south of I-96; however, I-96 has greatly retarded a similar increase north on US-27. This relatively small percentage increase suggests that people are placing less reliance on US-27 in entering and leaving Lansing since the completion of I-96. This trend will be more exaggerated south of I-96 when the new freeway is constructed west of Windsor Township. The classification used above is one in which money from the State of Michigan "Motor Vehicle Highway Fund" is distributed for maintenance of the street and highway network. Figure 22, on the other hand, represents a classification based on the function of highway facilities. Those roads having no designation are of lower classification and serve as local streets. The functional system is based on the type of service performed by the street, its length, designspeed, volume of traffic and access control. The general definition of each class is outlined in the introduction to this section. Traffic Volumes and Capacities Traffic volumes and capacities, as portrayed in Figure 23, show the number of vehicles using major streets in Windsor Township and the largest practical capacity that each facility can handle over a 24-hour period. This information is most essential in evaluating the existing transportation system. Generally spealdng, no street or highway in Windsor Township or Dimondale is carrying traffic in excess of its maximum practical capacity. M-99 is approaching capacity and may require widening and resurfacing in the future; however, no plans are yet forthcoming. 54 �• Street Righ-of-Way and Pavement Widths Commuting and Travel Patterns Only I-96, US-27 and M-99 have right-of-way widths in excess of the 66 foot minimum county standard. Each of these facilities necessarily requires more space to adequately provide for access control, future expansion and clear vision in the interest of safety. Figure 25 is illustrative of right-of-way and pavement widths throughout Windsor Township and Dimondale. Automobiles comprise 75% of all registered vehicles using streets and highways in the Tri-County Region. In addition, the automobile is the prime means for getting to work throughout the Region and generally, suburban areas rely more heavily on the auto than do totally urban areas • According to the 1960 Census, 65% of the employed labor force commuted to Lansing or to other areas in Ingham County to their place of employment. This indicates a strong dependence on US-27, M-99, Waverly Road, and to some degree, I-96, for getting to work, and a strong northeastern direction of traffic flow out of the Township. Approximately 30% of the employed labor force commuted to areas within Eaton County or worked within Windsor Township. The pattern of movement resulting from those commuting to areas within the County, is one which is characterized by dispersal over several streets, roads and highways , generally in a southerly direction. Pavements are predominantly two lanes in width, varying from 16 feet on Davis Highway to 24 feet on Waverly and Creyts Roads and Windsor Highway. In addition, there are two four-lane facilities traversing portions of the Township. Interstate 96 consists of two 12 foot concrete lanes in each direction, east and west, divided by a 70 foot median strip. The other facility, US-27, also having four lanes, or a 48 foot wide travel surface, is divided by a median ranging from 26 to 36 feet in width. Bridge Street in the Village of Dimondale ranges between 36 and 44 feet in bredth consisting of two traffic lanes and some on-street parking. Major traffic generators,which attract a high percentage of vehicular traffic to the Lansing area, include major shopping facilities; employment centers such as Oldsmobile, Michigan State University and downtown Lansing; and several scattered trucking terminals. These activities will continue to have a major influence on travel patterns in Windsor Township as suburban growth radiates outward from Lansing. In fact, the proportion of residents commuting to Ingham County should increase as less dependence is placed on agricultural endeavor and as the urban-oriented suburban population grows. Nearly every traffic facility in the major street network has been provided with an improved surface. Exceptions are Canal Road, Davis Highway, Windsor Highway west of US-27, and Vermontville Highway west of Canal Road. Each of these and nearly all of the local or minor streets and roads are of gravel construction. The three state trunklines have concrete surfaces and the remaining facilities in the major street system are of bituminous or seal coat construction. Generally spealdng, a road -is considered to be in poor condition if its surface is less than adequate to handle present traffic demands. Windsor Township has few such areas due to its predominantly rural nature. 55 ;:: :r I �ir ( 100) WINDSOR TOWNSHIP TRAFFIC VOL'CMES AND CAPACITIES .... ""'"I ( 0000) VOLUMES * 0000 CA PAC I TIES ...., *Average daily traffic volumes (24 hours) SC Lill E OllSELEC.rED rr. conrn l!EOICN. r r w•11e1•Tw <ut .. Figure 23 T 110,111•• m l T I ...,.. ,., 0 T .5 Scale in miles TRI-COUNTY REGIONAL PLANNING COMMISSION 535 Cllppert St. , Lansing, Michigan I L_ ....,,. n. prup,,ra110t1 Ill lllla --.i wu .,_,.II, 11~lo."11 ltlr...111! .1 fQnl rrn,,1 ,..,_ 1.11,, l r\- ""--1 l.dm!llt•~•II- 01 11M, 0..·l'l'rUr,,'fll uf 11,,...,~.. 11nd t·rrau, Dlrwlapllwt,c, """"' i . ' - ~ ri-""" .\u,aw.o,, ,.,...,,,. " " ' ~ - +.t , . , . _ 101 "' - ...,,.. . . ,UI of ltd-4, .., ~--i..t, ..........., ......... V.: ).11<11,_ U.-~•--•1 OI c--•co,, :: �WINDSOR TOWNSHIP 1RAFFIC VOLl. ME INCREASES OF PERCF!\iT IN~RE:..ASE none or '; very l,tt l e C) 20 - 50 c=> c:> CJ 50-80 80 - 1•0 ....., 110 - 140 c=) ·40-170 c==) ,....., 22 so n r r r Ji.l.. rn IN\ T rR R '\_ 'ff It ) I ,.J ~1 I L~ Y t II l CT> • nu c<7 DI co . >rr " 0 .5 Scale in miles TRI-COUNTY REGIONAL PLANNING COMMISSION 535 Cllppert St. , Lanalng, Michigan -7 I n., pn,partilGfi "" u.i. ~ ..,.. 11-••II) ~M,'11 llrni,oi&li ....,on.I - · (,- i,.., Ur'bM R-.1 .\d"'lnlau,,u,.. 'OI ~ 0.,.,..,1....._..., ..a 11, .. 1·,ban ...iur 1M Lr.... l•i..-..,.: -"Jia1•- l'f'OIP'llll! ,...uw,r,wd t,• ~·,-,loll Tl)I of Ilk: Hw. 111111. Art or 1&4, :aa a.mellllctd, .clm111111.,n,G '" u.., Mi<'i1lp11 fl•:11<1nmc,n1 or c....,,...,r~. ~.,,h ~- n.,..,.....,,_..,,, �1 WINDSOR TOWNSHIP PAVEMENT AND RIGHT- OF- WAY WIDTHS IT ! ,-- (0000) 1 0000 R IGHT - OF-WAY WIDTH PAVEMENT WIDTH !J) .._,. \.D N smJRC!' STRtET INVF'iTuRY SL MMAHY !'OR ~LECTED STHl:.E rs AND I IOHWAYB IN THF l1U C-Ol,l/TY ltEGJON. Figure 25 1 1 ,. C 0 .5 Scale in miles TRI- COUNTY REGIONAL PLANNING COMMISfilON 535 Cllppert St. , Lansing, Michigan i Tho: ,m,;panUoft of 11:tia ~ ,r,u 111,aac:1.111~ oi.i,..t 111.,_11h a t'c:Gtnl v-1 r,_ 11,c, Url-..i nc-.1 ~nktr1U<M ot t.t.: O..')lllrt-•,u vi u,,...,"► Mid r,i.n Ot:,.-.,~ 11 •, Olndur Ille" i,;rt.,, i'tan.1111( AHlt- !'ro,.o,n\ .111tlwri~"" ........ 101 ol IIH,, Ho.tfllljl Att 11-1" l(ltl-&, a. a ~ . lllttnlRlfli.•n,d 1.. IN" J11 ..:11,1111,11 D,:,-:inmcM GI Cumm.,rc.:. ,-.Klft �r r rr T T 1f T. f Table Va Government Responsibility MAINTENANCE RESPONSIBILITY BY GOVERNMENTAL UNIT 1965 - 1966 Three different governmental levels are directly responsible for constructing and maintaining streets and highways in the planning area. These include the Village of Dimondale, Eaton County, and the State of Michigan. A fourth, the Federal Government, also provides funds on a matching basis for highway construction. Such projects and funds are administered by the State of Michigan. Windsor Township is not directly involved in construction and maintenance, except as part of the County, but it does have the power to regulate land uses adjacent to these facilities. Participation by five separate governmental entities emphasizes the importance of transportation at all levels: local, State and Federal. 12.7 1 Eaton County 16.0 2 12.7 58.0 3 74.0 Michigan Major* Minor** TOTAL Dimondale Total 2.8 4 31.5 1.95 4.7 59.9 91.4 !state Trunkline County Primary 3 County Local 4 Village Major 5 Village Local All streets and highways in the major street system shown in Figure 22 are eligible for Federal aid for construction. In addition, the State has full responsibility to maintain the three state trunkline facilities and allocates a share of the Motor Vehicle Highway Fund to Eaton County and Dimondale for maintenance of their respective primary and local systems including those facilities not a part of the major street network. Such allocation of funds is made on the basis of population and road mileage from state weight and fuel tax revenues. Table Va represents a breakdown of the miles of streets for which each governmental unit is responsible. *The major street system as portrayed in Figure 22. **All other Township and Village facilities. Source: Michigan Department of State Highways, Eaton County Road Commission, Tri-County Regional Planning Commission-Transportation Inventory, 1966. Conclusions The importance of the existing traffic arteries in Windsor Township cannot be stressed enough. They provide the linkages between internal land use activities as well as important state and regional centers. They are the lifeblood of the community and must be preserved as such. 59 �l 111111 Few problems are evident regarding this network of transportation facilities. Probably the most problematic area in the Township is that along US-27. This area had the potential to be developed for nuisance and marginal commercial land uses, which in all probability would have been of little or no aesthetic or financial benefit to the community. Foresight brought the adoption of an improved zoning map in November of 1966 which removed the probability that uncontrolled commercial development might occur. One or two points along US-27 in Windsor Township are recognized by the Department of State Highways as critical traffic hazard areas. These are areas where large numbers of trucks make numerous entrances and exits onto this major highway facility and are in direct conflict with high speed traffic movement. Future development practices will require the restriction of certain types of intensive development along major highway facilities. It will, among other things, require that residences are backed onto major trafficways and that businesses and industries be accessible by service drives to limit the number of potentially dangerous access points. The present system of streets and highways poses no problem to development of the Township and if a proper balance is maintained between trafficways and adjacent land uses, regarding function and demand, no significant problems should occur. T 60 �r r G G COMMUNITY FACILITIES & UTILITIES �.- . ,..., A township hall, city library, or muni9ipal auditorium would fall in the first group, with the second group comprised of elementary schools, neighorhood parks, etc. Such facilities, regardless of function, should be located where they are economically, aesthetically and conveniently most advantageous to their users. School The study data portrayed in this section was acquired from the Land Use Study and from interviews with various Township, Village and school personnel. For the purpose of this report, "Public Facilities" is meant to include government, police, fire, education, outdoor and spectator recreation (whether publically or privately owned) and cultural facilities. COMMUNITY FACILITIES AND UTILITIES "' .- ~ ,..... In order to conduct daily governmental activities and furnish the essential public services to the citizenry of the community, public buildings and facilities are required. The provision of these important community assets requires both space and structures adequate in size and composition to allow the proper performance of their respective functions. Of paramount importance is their location. With regard to location, public facilities may be categorized as follows: PUBLIC FACILITIES Education The public school is often the most important facility in the community. There are two reasons for this. The first is that the school serves the educational function so necessary to the upbringing of young children and secondly, the school is a localized center for community and neighborhood social and recreational activity. 1. Those that serve the entire community and are consequently most advantageously located near its center. Due to the basically rural nature of Windsor Township and a 1962 merger which combined the Dimondale and Holt Public School Districts, the planning area has only two elementary school facilities in operation. All junior and senior high students now attend the Holt junior and senior high schools located in Delhi Charter 2. Those that serve sections or neighborhoods within the community and are therefore dispersed in strategic neighborhood locations . 61 �- I intend to purchase a new elementary school site in the northeast corner of Windsor Township in anticipation of future growth adjacent to Lansing. The Holt School District also anticipates the need for a new junior high school in the northwest part of Delhi or the northeast sector of Windsor Township. Present plans call for the enlargement of existing senior high facilities in Holt rather than building a new senior high school elsewhere in the district. Township. Table VIa presents a description of existing elementary school facilities in Windsor Township. Table Via SCHOOLS IN WINDSOR TOWNSHIP Data Grades Year Built Last Addition Site Size Number of Classrooms Enrollment 1963 1964 1965 1966 Capacity Dimondale West Windsor Elementary Elementary K-4 K-6 1951 1890 1966 13 acres 1 acre 2 19 365 343 361 472 590 =..., I I I Recreation Many factors tend to increase the demand for outdoor recreation facilities. Population growth, more leisure time, higher incomes, increased mobility, and changing social patterns have influenced the demand for a greater variety and quantity of such facilities. Windsor Township and Dimondale have the potential to develop many fine recreational sites and, in fact, have attempted to cultivate one of their more advantageous_ opportunity areas to meet these changing demands. An island park was developed in 1962, on the Grand River, in the Village of Dimondale. The island itself was created as a result of milling activity on the Grand River in years past. A millrace was excavated to provide a controlled power source, thereby separating the parcel from the once contiguo~s land to the east. The island has great historical significance due to the function it once served and the landmarks that remain. 54 46 35 38 60 Source: Holt School District Records. A portion of six different school districts lies within the boundaries of Windsor Township. This is probably the most significant problem facing education in the planning area today. Referral to Figure 26 gives one a picture of the degree to which school district fragmentation has occurred. This pattern can result in a serious diseconomy in the provision of school facilities as well as in administration. This park is owned by the Lansing Board of Water and Light and is maintained by them in cooperation with the Village of Dimondale. In 1962, a bathhouse, horseshoe courts, barbecue grills, and other park facilities were installed to take advantage of this man-made phenomenon. At the present time, no major school construction is anticipated within Windsor Township by any of the six school districts. The Holt Public School District does 62 -= r �. - 1/4..NSI G H D LEDGE WINDSOR TOWNSHIP I' Public School ERVILLE Districts HOT P TTERVILLE " - . - EATON RAPIDS CHARLOTTE May 1966 r Figure 26 EA TON RAPIDS 0 .5 Scale in miles TRI-COUNTY REGIONAL PLANNING COMMISSION 535 Cllppert St. , Lansing, :M ichigan lt>o.· 1•n11"'r•U"'1 ..r 1111& "'"'' w,ia ftnntKCia1h ""bl \h,,..,~t• a r.,il.n,l ,u-An\ £">111111,, \'rlt<ul lltu.ew~I A.rhn1t,1•u-nuoo ol !.lw,, o,.p«,nn,m '" ll"'-'••ni,: 11 ,id L'tloan 0,.•\ •l,\1m.o11t, lllldo.•r UIII Vrt,,M l'!Ji111ti.i,. , ..1,i.:u- 1,,...,,.,.. ~"u~»izod 11, "<><"1.1Qfl 101 .,t IN· 11.... ,~ A,·1 OI L&;;t , u llhll>n<lo'<I, .., ... u,l•t..•,u,J I l,h,.• ~l ..·ht,c,n D I . ~ <>I C:arruno ~<:>:. �.The Grand River, with its flood plain, affords an excellent opportunity for park and recreational development. Unfortunately, not enough is known at present about the amount and location of land in Windsor Township that is susceptible to flooding. The Corps of Engineers is currently making a detailed study of such areas. However, it is anticipated that there will be a considerable amount of land that should be protected from intensive development which can best be made available for recreation use. The Village of Dimondale has quite a tradition to build upon, regarding the pitching of horseshoes. In 1965, the Michigan State horseshoe finals were held on the Dimondale municipal courts located behind the Village fire hall. In 1966, Dimondale became the site of the National Horseshoe Tournament and each year about three state open tournaments are held for members of state and local horseshoe associations. Horseshoe pitching is not merely a seasonal attraction. Ray's Recreation, on M-78, has indoor courts for winter competition, including league play. This activity could conceivably be an important factor in the provision of recreational facilities for the future growth and development of the Village of Dimondale and Windsor Township. As development in the Township accelerates, there will be increased pressures to use these flood plains more intensively. Already some development has taken place in these areas, causing a twofold problem. The first is the potential for flood damage and the second is the private use of land which is better suited to public use. There are no improved parks elsewhere in the Township. The nearest facility, other than Island Park, is Grand River Park in Delhi Charter Township. There are also excellent facilities in Lansing, Charlotte and Eaton Rapids, which can be used by Windsor Township residents. The remaining recreation facility located within the planning area is the school playground and athletic field. As development increases there will be a demand created for large community parks. Such assets not only provides visual variety and interest to the community, but also afford space for both active and passive recreational activities. Such activities include organized games, picnicing, water sports, hiking, and nature study. In addition to the public recreation facilities available in Windsor Township and Dimondale , there are also two private facilities. These include a driving range and minature golf course on M-78 and a gun club on Gunnell Road. In essence, a much more detailed study is needed to determine the recreational requirements of the Township as well as the potential and availability of certain areas for community purchase and citizen use. Consideration should be given, now, to the means which could be used to preserve natural opportunity areas such as those mentioned in this report. Such preservation is necessary to insure their availability when increased population creates the need for them. Other natural features having high recreative development potential are the Grand River, the gravel pit on Davis Highway near 1-96 and a swampy forested area west of the King Drain in the southwest corner of the Township. f 64 �I -, I Fire and Police Protection (2) Township Hall, (3) Village Hall, (4) a library, (5) a sanitary landfill, and (6) an open dump operated by the Village. The extent of fire districts, the size of local service areas and the location of fire stations is strongly influenced by the recommendations of the National Board of Fire Underwriters. This Board sets standards for administrative organization, equipment and the location of fire protection facilities for the purpose of fire insurance rating. The ratings are obtained by evaluating seven different items and assigning deficiency points to each one relative to the seriousness of its deficiency. Paramount among the seven items is the availability of a public water supply system and the presence of full-time personnel. According to the National Board of Fire Underwriters, Windsor Township and the Village Dimondale have a fire rating of 9, with a rating of 10 being the lowest possible. Lansing, having the most efficient fire department in the Region, has a rating of 3. Lower numerical ratings generally mean lower fire insurance costs. The United States Post Office which serves the area is located in Dimondale on Bridge Street. The building contains 1,220 square feet of floor area and employs three persons. 7 The Dimondale Village Hall is located next to the fire station on Bridge Street and the Windsor Township Hall is situated on the corner of Jefferson and Bridge Streets. The Township Hall was one of the first buildings constructed in Dimondale. It was built before 1900 and has 1,620 square feet of usable floor space. Windsor Township and the Village of Dimondale jointly operate a library located on Bridge Street. Support of the library is from the local tax funds of the Village and Township, a penal fund, and some state aid. At present, the library contains approximately 6,000 volumes and is a member of the Tri-County - Central Michigan Library System. The local library is complemented by library facilities at the Dimondale Elementary School. The Township and Village fire station is located on Bridge Street next to the Dimondale Village Hall. The building was constructed in 1954, having 650 square feet of floor area, on a site 0.13 acre in size. Personnel and equipment are comprised of 18 volunteer firemen, two pump and ladder trucks and a rescue car. Fire loss in 1963 totaled $7,256 for the whole of Windsor Township and the Village of Dimondale. Police protection is provided by Eaton County. The sanitary landfill and Village dump will be discussed in the section on public utilities. Figure 27 is illustrative of all public facilities within the planning area. Other Public Facilities r Additional public facilities located in Windsor Township and the Village of Dimondale include (1) a post office, r 65 �r ,- ,- ,- T �\ " WINDSOR TOWNSHIP TO\VNSHIP AND VILLAGE PUBLIC I'ACILI:IES (I p I I ,A., [ ·,, '- ,/ / - -- · }"------- ;-------------/ :I / / I : I ~ OOIOPWAL E I I I I I II ----+----~---...... I -...L. I I I I I I Figure ,. JO -- l. V1l:r ge • ollC d tt dispo. a s:tt 2. .:\1uni<'ipa L'OUT'U:: :J. \ illage 11 ,mi fi t• dep, rtn t.1 t '±, Libran 5 • I. lar J I • r 6. Windso · 1 ~n lup II 11 1 • Dunondale I leme tt.ry School and :Jla\>ground 8. West Windsor Elementary &chool ~- Township sanitar} landfill .,, 27 D 0 .5 Scale in mile s 1--------1» 9 TRI-COUNTY REGIONAL PLANNING COMMISSION 535 Clippert St. , Lansing , Michigan Tt.. pnJl)<tn.U""I af lb .. map 11,......,.,, "'1lt ruw.clal.l) ~•l a Fttderal O"Ml Inna U. UrhRD R<11H1Wal luin'UnLatnoUoo 1>! Ihle il<tl>llrimunl ol lklwlll)o; am! Urbln. OeWl\Qp""'nl, undolr !ho Ur1.iml l'llwa.sn, AHl.ilWloe rro.c.-.m nulhorllt,lld ~ &ctlon 7111 or th<! llw11,_ Act of ltL4, ,u IIJn<!lllled, admt.nl•U!rod by 1h11 llldugnll DeplU'DtMIIII of C1»t1111V"'°'. �STATE SECONDARY COMPLEX be minimal except for the Police Academy, Civil Defense and Health Department. Location and Size . ,- The State secondary complex will encompass an area of approximately 340 acres just west of the US-27 1-96 interchange in Windsor Township. To date, all major land purchases have been transacted and site plans are being completed by the appropriate State agencies. Development Plans If funds are appropriated, development could begin in Function ., I The complex will initially (earliest stages) serve as the location for the Michigan Liquor Control Commission's warehouse now located on Hosmer Street in Lansing; a Historical Commission warehouse; the Department of State Highways Sign Shop, also located in Lansing; and upon acquisition of funds, the Michigan State Police Academy. The State Police facility will be an academy for recruit training and will include rifle ranges, a driving range, communications center for civil defense, a heliport, and other facilities necessary for such an operation. At least 17 functions have been mentioned as possibilities for location in the complex, including the State motor pool, State Health Department (now on Logan), and certain Conservation Department functions. The entire complex, with the exception of the Police Academy and Health Department, will have a relatively low employee per acre ratio due to its major emphasis on storage or warehousing and maintenance. In general, the State secondary complex will not be a decision-making office center; the State Capitol Complex in Lansing will retain this primary function. It is expected that visitors will 67 the fall of 1967. The phasing has not yet been formulated as to construction dates, and there is no predetermined completion date. Construction will be carried out over an indefinite time period depending on legislative action and appropriations. It is anticipated, however, that a sewer outlet will be needed within the next two years. Transportation The major transportation problem in the immediate vicinity of the State complex is that of truck traffic making entrances onto and exits from US-27. This problem could become acute, in that traffic volumes are heavy in this area, and move at high speeds. A study is presently underway by the Michigan Department of State Highways to determine traffic generators and volumes along US-27. This study may result in the provision of traffic signals at strategic locations to regulate vehicle flows. Utilities The present thinking regarding the provisions of sewer service is that the complex could be connected to the Delta Township sewage treatment facility by a 24 to 30 inch line. This line, if accepted, would be immediately installed by the State at a cost of approximately $508,000 �I to be partially repaid as further development occurs and subsequently connects to the new facility in southern Delta Township. The proposed sewer line would follow Carrier Creek and tie into existing facilities at St. Joseph Highway in Delta Township. Its available surplus capacity at the proposed secondary complex will approximate 3 to 3 1/ 2 million gallons per day; enough to service an estimated 30,000 additional population. The possibility of establishing a sewage district or authority has been mentioned. Such a district could conceivably provide an equitable and desirable solution to the new problems now confronting the Village of Dimondale as well as those of the State complex. The possibility of forming an authority should be explored cooperatively by all parties involved; Dimondale Village, Windsor and Delta Townships and the State of Michigan. An immediate possibility would be the use by all parties involved, of the Delta Township treatment facility. The Village could connect at the State secondary complex thus taking advantage of the excess capacity available at that point. The Delta Township treatment plant is a secondary system having a capacity of approximately one million gallons per day. There are several possible alternative solutions for sewer and water utility service to the State complex. These alternatives should be fully explored to obtain the most desirable services for the total area as well as the State complex. The immediate needs of the Village must be dealt with within a relatively short period of time, as the village is currently under orders from Michigan Water Recources Commission. The recent announcement of the State Secondary Complex proposal in Windsor Township affords an excellent opportunity to consider alternative solutions for solving this major utility need, both for the immediate and long-range future. To persue the cooperative solution described above would be a step toward such a possible long-range solution. It has been indicated that the most desirable solution may also involve the dumping of all sewage effluent from the metropolitan area downstream from the City and its suburbs, meaning northwest of Lansing. This location offers a stream character which is more conducive to the addition of sewage effluent due to rapid water movement and, therefore, greater oxidation of wastes. ..... ...... ,.,- Although no agreement has yet been reached, water for the complex will probably be supplied by the Lansing Board of Water and Light. -,,, r 68 r r �T - PUBLIC UTILITIES AND SERVICE AREAS The primary purpose and function of public utility systems is as follows: Procurement, treatment , storage and distribution of potable water. Collection , treatment and disposal of domestic and industrial wastes and collection and discharge of surplus surface runoff waters. In addition, the City of Lansing has three 18-inch dia- Collection, treatment and disposal of solid waste. - - Presently, all water supplies for Dimondale and Windsor Township come from groundwater sources. For the most part, private wells penetrating these sources are very shallow, obtaining water from the surface or glacial till. In some cases they have not been adequate to meet the needs of existing development. Qne subdivision in the Township, Grand Pointe, has a single well which serves all residences in the area collectively. This water is not treated and some difficulty has been encountered in operation. This facility might best be placed in Township responsibility to assure adequate and continuous service for area residents. meter gravel wall wells in operation west of the Grand River in Section 2 of Windsor Township. These wells are between 100 and 120 feet deep and pump on the average of five million gallons per day. The river acts as a partial source of the water, since water is supplied to the well field through infiltration from the river bottom. Supply and distribution of power and fuel. Means of communication. Although each element of this utilities network exerts some influence on the present and future rate, direction and pattern of urban development, water availability and sanitary sewer systems are the most influential. In the near future, a public water supply system will be constructed to meet the demands of urban growth. Such a system might be expected to offer the following benefits: Increase the possibility of attracting new industry. WATER SUPPLY Provide sufficient water for all users. A continuous supply of high-quality water is a vital necessity for modern living. All activities, whether they are residential, commerical, industrial, or public, have certain unique and basic water requirements. Development, irregardless of type, occurs where water is available. Improve water quality through treatment. Improve fire protection potential and therefore reduce fire insurance rates. 69 �I The State Department of Wat.er Resources is requiring that plans be submitted for a water system by August 1, 1967 and that construction begin not lat.er than June 1, 1968. The Village has made application for a Federal grant to satisfy this need. Preliminary plans call for two wells, a storage tank and a distribution system. Provisions are being made to include developed portions of Windsor Township in the project at some future da t.e • plans are now in the development stage. It is anticipated that the system will be a package secondary treatment facility involving some form of activated sludge treatment. The new facility will tentatively have a capacity of 150,000 gallons per day. Initially, the system will serve only the Village of Dimondale, however, provisions are being made so that the system can be ext.ended into the developed portions of Windsor Township in the future. - Dimondale has applied to the State Wat.er Resources Commission and the Farmer's Home Administration for loans to construct both the sewer and water systems. If these loans are approved in the near future, construction of both systems can be anticipated very shortly aft.er the August 1 deadline for water and sewer plans. Major consideration should be given to the State secondary complex to be developed-n ear the US-27 and I-96 interchange. This new development could have a major influence on future growth and, therefore, utility needs. The complex itself will also require public services and cooperation between the State, Village and Township could prove beneficial to all. SEWAGE DISPOSAL The provision of an adequate sewage disposal system is one of the most important services required for healthy urban living. Windsor Township and the Village of Dimondale are not now served by public sewers and therefore rely on individual septic tank and drain field systems. This means of sewage disposal is usually effective in rural areas where residential densities are very low, however~ it has resulted in serious health problems in the Village. Here, dwellings are close together and each individual lot must serve as both a source of water and as a disposal field for sewage effluent. Another consequence of this method of sewage disposal is the pollution of the Grand River and this has resulted in State Wat.er Resources Commission involvement. The multitude of individual sewage systems is indirectly feeding into and changing the character of the river. STORM DRAINAGE Due to the relatively low degree of urbanization in Windsor Township and past subdivision practices, very little artificial storm drainage has been provided. Areas having storm sewers are Hill and Hollow and Grand Pointe subdivisions and portions of the Village of Dimondale. Further study will be necessary to determine the adequacy of present facilities and subsequently delineate areas of deficiency and need. In recognition of these problems, the State Department of Wat.er Resources is also requiring that Dimondale construct a public sewage disposal system. Preliminary 70 1' �SOLID WASTE DISPOSAL to a properly managed sanitary landfill by 1968 or be closed for future use. The Village does carry on a refuse collection program, however, garbage is collected by a contractor. Refuse disposal has become, and is ever increasing as, a vital concern in most urbanizing communities today. Average figures for waste disposal approximate four pounds per capita per day and a community having a population of 5,000 must, therefore, expect to dispose of ten tons of solid waste each day. • r Until now, few problems have been encountered in refuse disposal. Existing disposal sites are, however, being overloaded and mismanaged and improved techniques are needed. A solution to this problem must involve a coordinated intercommunity effort to allow both economical and continuous operation of sanitary landfill sites. Solid waste consists of garbage and rubbish, the first being animal and vegetable wastes; the second, tin cans, glass bottles, metal articles, and combustible materials, such as paper and cloth. The primary consideration in refuse disposal is that of health and sanitation. Refuse serves as feeding and breeding places for rodents and troublesome insects, including mosquitoes and roaches. In addition, poor storage and disposal operations may result in fire hazards, water pollution and air pollution problems to a community. POWER, FUEL AND COMMUNICATIONS Windsor Township receives all electricity and natural gas from the Consumers Power Company which, by the way, serves all the Tri-County Region with natural gas and is the second leading producer of electricity in the Region. As Figure 28 indicates, the entire southern portion of the Township is lacking in natural gas service. Little demand is anticipated in this area, however, should a sufficient demand occur the Consumers Power Company has the capability to meet such needs. At this time, Windsor Township does not have a public refuse collection and disposal system. All such service is handled on a private contractual basis. The Township does, however, operate a modified sanitary landfill for disposal of refuse by private citizens. This facility is located on Scott Road, south of Rossman Highway. Generally speaking, the landfill is less than adequately maintained and is characterized by incomplete cover, groundwater problems, and limited space. Telephone service is provided throughout the Township and Village by the Michigan Bell Telephone Company, which serves approximately 87% of all such service in the Tri-County Region. Available to the residents of Dimondale is an open dump located in the northern part of the Village on Cretys Road. This is an unlicensed facility, being used merely to fill in a low area. According to Act 87 of the Michigan Public Acts of 1965, this disposal site must be converted The availability of electricity, natural gas and telephone service imposes no particular limitation on future development. They may be provided easily to virtually r 71 �I any part of 1he Township. The only problem in the provision of such service is the relatively higher cost involved in serving dispersed dwellings and subdivisions, than is encountered in serving fairly compact settlements. The overall result is higher utility costs for all users. Of the three, only one has much potential to influence growth in the Township. It is conceivable that the availability of natural gas lines might promote growth in areas presently accessible to such service. 7 ......,. In summary, every attempt is being made to solve the pressing utility problems in the Township and Village, however, one last consideration is necessary to the discussion of utility systems. This is the recognition that water and sewage problems are extremely complex and interdependent. Sewage treatment, stream pollution, water service and a dwindling groundwater supply are problems common to the whole Lansing metropolitan area and, therefore, are not easily solved at the local level. While one government unit is wholeheartedly trying to solve the water and sewage problem, another may be making little or no effort in this direction. Intergovernmental coordination will be necessary at the metropolitan or regional level to equitably distribute water benefits and effectively and uniformly treat sanitary sewage to preserve surface waters in the Region. Water and sewage are unmistakably regional problems requiring coordinated regional solutions. -. 72 T T �WINDSOR TOWNSHIP Ga. and Elecyric Transmif'!sion Lines --E' ctr Sub I 1gure 0 tI ,J .5 Scale in miles TRI-COUNTY REGIONAL PLANNING COMMLSfilON 535 Clippert St., Lansing, Michigan 11W11~n.U.. lllf Uti. . - , . - ~ ) •1-tlo.>d lh,_.,, s l"edoQ.l ~ from\M" !Jffl;ID R _ . f Adlml>JJltnlil'e lllf !,ho, ~ ~ U,..._.Qld l"rt,,u,.Dt•w};,pml,~I, Pluab::ls" .U.Ulw,a, l"ftlV .........~ ti, i...ei.1... l'tll ol' Ille H-1rlc Aitl of IIIU, .. Aflldlducl, .:IIIWll•ldR<l .., IA,- U1dupa Do!pa""""'nl ol ('_ _ ...,,._ und.sr ibo IJ....,.,. �PLANNING PHASE �THE CITIZENS'ROLE IN PLANNING The development of a comprehensive plan is a major concern to the Windsor Township Board of Trustees and the Planning Commission. These, however, should not be the only interested parties involved in planning for the community. The Township and Village consists of over 3,500 citizens for whom the plan is being formulated and upon whom it depends for success. Citizens 1 interest and participation, are of utmost importance to public understanding, acceptance, and support of the planning proposals set forth in the plan document. There are many areas in which citizens can aid in guiding desirable growth in the future and make other very valuable contributions to the planning process: FORMULA TING THE PLAN 1. Forming citizens committees to aid and cooperate with local officials in the decision making process. In essence, the comprehensive plan for Windsor Township will evolve from an evaluation of planning proposals based on the several studies contained herein. Preliminary proposals will be formulated by the staff of the Tri-County Regional Planning Commission,as the initial step. These proposals will then be reviewed in depth with the members of the Township Planning Commission to arrive at a realistic set of policies to be presented to interested citizen groups for further suggestions and improvements. During this phase, a program of citizen education and orientation will be carried out to increase public knowledge, understanding, and support of the comprehensive planning program. '7 2. Helping to formulate community goals and objectives. 3. Soliciting and encouraging broad citizen interest in the planning process. 4. Participating in the hearings on the plan to insure that it reflects community wide, rather than special interests. 5. Supporting the plan after adoption to insure that the community interest is being served. After the preliminary work is completed the plan will be presented for public hearing before the Township Board and the Planning Commission prior to adoption. 74 �. 6. Cooperating with the governing body in plan enforcement. 7. Protecting the plan from indiscrete or piecemeal change which will cause the disintegration and subsequent ineffectiveness of the document. ,....., ,-- l 8. Backing financial support for plan effectuation, when needed. r Planning for the community will not terminate when the plan is completed. Planning is a continuing process. Periodically, new data must be collected, analyzed, and integrated into a revised plan to assure that it will not perish due to obsolescence. Citizens' interest and participation should also be a continuing process. The Township belongs to the citizen and his interest in his community is vital to its proper development. r r - ,---,· ..... 75 �I 7 n 7 7 i I n 7 7 n n 7 i7' II II II II APPENDIX �r APPENDIX A I EXISTING LAND USE TOTALS - 1966 DIMONDALE vVINDSOR TOWNSHIP I I I I I I I I I I I I !..,and Use Residential Single-Family Two-Family Multiple-Family Acreae:e 536.7 532.0 1. 3 3.4 P ercent of Total 2.6% Percent of Develoned Area 31.2% Acreae:e 101.4 100.8 Percent of Total 18. 4% Percent of Deve looed Area 58. 3 % 0. 6 Total Acreae:e 638.1 632.8 1. 3 4.0 Commercial 29.2 - o. 1% 1. 7% 4.3 0.8 % 2. 5% 33.5 - Industrial 45. 1 0.2 % 2. 6% 17.5 3.2 % 10. 1% 62. 6 Institutional 22.6 0.1 % 1. 3 % 8. 5 1. 5% 4. 9% 31. 1 Recreational - - -4.1 o. 8 % 2. 3 % -4. 1 - Transportation 11086.2 5.3 % 63.2 % 38.1 - 6. 9% 21. 9% 12124.3 TOTAL DEVELOPED LAND 12 719. 8 8. 3 % 100. 0% 173.9 - 31. 6% 100. 0% 1 1893.7 141393.0 11,986.2 2,406.8 69. 8 % 141. 0 91. 3 49.7 25.6% 141534.0 12,077.5 2,456.5 41512.2 21. 9% 235. 8 42. 8 % 42748.0 Agriculture Field Crops Woodlots Undeveloped Vacant & Unused Cropland Unusable Lakes & Streams 4,171.4 187. 9 152. 9 TOTAL UNDEVELOPED LAND 181 905. 2 TOTALS 201 625. 0 203.2 4,374.6 187.9 185. 5 32.6 91. 7% 376.8 68. 4% 192282.0 100. 0% 550.7 100. 0% 212175. 7 �APPENDIX B NUMERICAL CHANGE IN POPULATION BY DECADE - 1900-1960 I I I I I 1900-1910 1910-1920 1920-1930 1930-1940 1940-1950 1950-1960 Alaiedon TownshiJ2 -217 - 59 115 121 354 584 Bath TownshiJ2 - 44 -149 161 593 1,178 928 Watertown TownshiJ2 -123 -140 125 23 366 423 Windsor TownshiJ2 -491 - 32 279 257 344 480 Dimondale Village 19 185 59 170 92 Eaton County -1,169 -1,122 2,351 2,396 5,899 9,561 Tri-County Region 10,316 27,103 38,448 18,922 52,748 54,790 Eaton County -3.8 :.3_3 8.2 7. 6 17.6 24.1 Tri-County Region 10.7 25. 3 28.7 11. 0 27.7 22.4 I I r I r (· r r PERCENT CHANGE IN POPULATION BY DECADE - 1900-1960 1900-1910 1910-1920 1920-1930 1930-1940 1940-1950 1950-1960 Alaiedon Town~hiQ -18. 5 - 6.2 12.8 12.0 31. 3 39. 3 Bath Town§hiQ - 4.1 -14.6 18. 5 57.4 72.4 33.2 Watertown TownshiQ - 9.2 -11. 6 11.7 1. 9 30.0 26.7 Windsor Townshi12 -32.8 - 3.2 28.6 20.5 22.8 25. 9 Dimondale Village 5. 6 51.4 10.8 28.1 11. 9 �I I I I I I I I I I I I I I I r, \N IN R£ l () RI lO Ml SIO NTY \I Pl .E l lll () n Yim A. an, I ,n ' ,1 ., Herbe ) ~· p 11 ~ l ' t' \ Wt' IA ) ~ r d Joi.ue l () • £ k u m1s.ng- Jr. A . l Ric luuc J Car Il1'CnV\ Ila 1.e?a& • P rt t rrc 'ka, ... le I u rd rr K l t �...- TRI COUNTY REGIONAL PLANNING COMMISSION ,,. Ll 535 N. Cl"ppert, Laming, Michigan 48912 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Windsor-Twp_Background-for-Planning_1967 Creator An entity primarily responsible for making the resource Tri-County Regional Planning Commission Date A point or period of time associated with an event in the lifecycle of the resource 1967-03 Title A name given to the resource Background for Planning Description An account of the resource The Background for Planning for Windsor Township was prepared by the Tri-County Regional Planning Commission in March 1967. Subject The topic of the resource Comprehensive plan publications Windsor Township (Mich.) Eaton County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/09849fb6c510b9751b82280d1178139b.pdf 9dd99cedfc00dbbaa8f6790d7651486a PDF Text Text ��'FROM THE UBRA~Y Qr] .- ': µ~-1! n' °" --. A :011 • . 'nCJ &. zoning Center, \nC. CITY OF WILLIAMSTON COMPREHENSIVE ~EXRLOPMENT OCTOBER1978 PREPARED BY THE CITY OF WILLIAMSTON PLANNING COMMISSION WITH THE TECHNICAL ASSISTANCE OF TRI-COUNTY REGIONAL PLANNING COMM. ~ AND LAND PLANNING AND DESIGN ASSOC. �FORWARD THE PLANNING COMMISSION WISHES TO EXPRESS ITS SINCERE THANKS TO ALL OF THE INDIVIDUALS AND GROUPS WHO ASSISTED IN STUDIES AND PREPARATION OF MATERIAL FOR THIS COMPREHENSIVE DEVELOPMENT PLAN. IT WOULD BE IMPOSSIBLE TO LIST ALL WHO HELPED DURING THE LONG PERIOD OF STUDY, BUT WE WANT ALL TO KNOW THAT THEIR EFFORTS WERE DEEPLY APPRECIATED. WITH THAT THOUGHT IN MIND, THIS BOOK IS DEDICATED TO THOSE CIVIC-MINDED GROUPS AND INDIVIDUALS. WILLIAMSTON PLANNING COMMISSION �A COMPREHENSIVE DEVELOPMENT PLAN FOR THE CITY OF WILLIAMSTON, MICHIGAN . TABLE OF CONTENTS PAGE INTRODUCTION . HISTORICAL AND REGIONAL PERSPECTIVE THE PEOPLE . . . . . . . . . THE LAND . . . . . . . . . . . . . . THE BUILDINGS THE PLAN FOR THE FUTURE - FUTURE LAND USE - TRANSPORTATION - COMMUNITY FACILITIES - . 2 5 9 • • • • 17 • 29 • • 47 • • 48 • • • • 53 • • • • 57 DEVELOPMENT POLICIES • • 58 MEANS OF IMPLEMENTATION • • 67 . 71 APPENDICES . . . . . . . . . . . MAPS LOCATION MAP 2 - DRAINAGE 3 - SO I LS . . 4 - TOPOGRAPHY 5 - FLOODPLAIN 6 - EXISTING LAND USE 7 - RECREATION LANDS a - WATER DISTRIBUTION SYSTEM 9 - SEWAGE COLLECTION SYSTEM 10 - TRANSPORTATION MAP 11 - FUTURE LAND USE PLAN MAP 12 - TRANSPORTATION PLAN MAP . 13 - COMMUNITY FACILITIES PLAN MAP t - 1 4 21 • • • 24 • • • 25 27 31 • • 34 • • • 38 • • • 40 43 • • • • 49 54 • • • 56 �INTRODUCTION THE COMPREHENSIVE PLAN FOR THE CITY OF WILLIAMSTON HAS BEEN PREPARED TO AID DECISION-MAKERS IN SHAPING THE PHYSICAL GROWTH OF THE COMMUNITY. IT IS BASED ON THE ASSUMPTION THAT CHANGES WILL OCCUR IN THE CITY'S DEVELOPMENT PATTERN AS A RESULT OF INCREASED GROWTH AND THAT SUCH CHANGE CAN BE CHANNELED INTO AN ORDERLY, ECONOMICAL, AESTHETIC AND HEALTHY ENVIRONMENT IF GIVEN PROPER GUIDANCE. THE PLAN IS BASED ON THE ATTAINMENT OF COMMUNITY GOALS WHICH ORIGINATED IN THE THINKING OF VARIOUS CITIZENS AND PUBLIC OFFICIALS CONCERNED WITH THE CITY'S FUTURE DEVELOPMENT AND WELFARE. THESE GOALS AND RESULTANT POLICIES WILL PROVIDE THE FRAMEWORK FOR INTEGRATING NEW DEVELOPMENTS INTO THE EXISTING LAND USE PATTERNS. ON A LEVEL MORE PERSONAL THAN "INTEGRATING NEW DEVELOPMENTS INTO THE EXISTING LAND USE PATTERNS," COMMUNITY PLANNING IS CONCERNED WITH THE HOPES AND GOALS OF THE PEOPLE OF THE COMMUNITY AND THE PROBLEMS CREATED BY PEOPLE LIVING CLOSELY TOGETHER. COMMUNITY PLANNING, TO BE EFFECTIVE, HAS TO EMBODY A CLEAR UNDERSTANDING THAT IT IS INDIVIDUAL PEOPLE WHO BUILD THE COMMUNITY. A HOUSE OR A BUSINESS IS BUILT BECAUSE ONE INDIVIDUAL OR A DEVELOPMENT COMPANY DECIDED TO INVEST IN THE COMMUNITY. DECISIONS OF THIS NATURE ARE MADE EVERY DAY AND EACH DECISION HAS AN AFFECT ON THE TOTAL COMMUNITY OVER THE ENSUING YEARS. IN MANY INSTANCES THE DEVELOPER IS SELDOM AWARE OF OR DOES NOT CARE ABOUT THE LONGRANGE RAMIFICATIONS HIS CONSTRUCTION COULD PLACE UPON A CITY. BECAUSE OF THIS HISTORIC LAISSEZ-FAIRE ATTITUDE, TOO MANY CITIES HAVE GROWN UGLY, INCONVENIENT, UNCOMFORTABLE AND EXPENSIVE TO SERVE. WILLIAMSTON CANNOT AFFORD THE LUXURY OF THIS ATTITUDE. IF THE CITY BECOMES UNSIGHTLY, FAMILIES WILL CHOOSE OTHER LOCATIONS IN WHICH TO RESIDE. IF TAXES BECOME TOO HIGH FOR THE BENEFITS THEY BUY, BUSINESSES WILL LOOK ELSEWHERE. IF THE SCHOOLS ARE INADEQUATE, YOUNG FAMILIES WILL NOT MOVE IN. 2 IF A SEWER LINE �GOES INTO THE WRONG AREA, THE CITY CANNOT AFFORD TO WRITE IT OFF. WILLIAMSTON IS A SMALL COMMUNITY AND IF UNDESIRABLE CONDITIONS EXIST, RESIDENTS CANNOT RUN TO ANOTHER PART OF TOWN. IF THE CITIZENS OF WILLIAMSTON PUT UP WITH INCONVENIENCE OR IGNORE UNATTRACTIVE FEATURES BECAUSE OF HOMETOWN LOYALTY, THEN IT CANNOT BE REALISTICALLY ASSUMED THAT NEWCOMERS WILL FIND THE CITY CONVENIENT OR ATTRACTIVE. THIS PLAN INVESTIGATES MANY OF THE ABOVE MENTIONED FACTORS WHICH CONSTITUTE A CITY. POSITIVE AND NEGATIVE FEATURES OF THESE ITEMS, ALONG WITH OTHER IMPORTANT PHYSICAL AND SOCIAL FACTORS, ARE DOCUMENTED AND ANALYZED. THEN, BY CAREFUL PLANNING, THE CITY CAN BUILD UPON THE POSITIVE FEATURES AND WORK WITH THE SUGGESTED POLICIES AND PROGRAMS TO HELP MINIMIZE THE EFFECTS OF PAST DEVELOPMENT PROBLEMS. IT IS HOPED THAT THIS PLAN WILL BE USED IN A SPIRIT WHICH WILL LEAD TO THE BETTERMENT OF WILLIAMSTON AND THE LIVES OF ITS CITIZENS. 3 �LOCAi:iOn Map I :Williamston City B Surrounding Communities SHIAWASSEE COUNTY ----~ WILLIAMSTOWN TWP. / / --- -... ......... I I / ' I I ✓ !• / ----~-r- -- ''\ I I \ \ I \ I \ \ \ I \ \ \ \ 1 \ \ \ I ). \ \ I \• I I \ \ \ I \ \ \ I "1'1:.MASON \ \ _ ~ MILES '-... 10 MILES ......._ I I I / / I I ..._ --- -- -- -- -- WHEATFIELD 1WP. / -. - -- -- -- -_..,,,, / 1 LEROY TWP. \ \ \ \\15 MILES \. '' \ \ \. ... ► Z1 .......... '' "" '' '' ----------@@Will DANSVILLE INGHAM .......... ......... ::> QI 0 ........ ..._ COUNTY -- ---- ,,, STOCKBRIDGE z 0 t4 l&J .......... --- JACKSON ----- --- ----- COUNTY -- -- - / �HISTORICAL AND REGIONAL PERSPECTIVE THE GROWTH AND DEVELOPMENT OF WILLIAMSTON IS CONSTANTLY BEING SHAPED AND MOLDED BY OUTSIDE FORCES--SURROUNDING CITIES, THE COUNTY, THE STATE, THE NATION AND THE WORLD. THESE INFLUENCES TAKE MANY FORMS--ECONOMIC, SOCIAL AND POLITICAL--AND CAN AFFECT THE LONG-RANGE POPULATION COMPOSITION, EMPLOYMENT OPPORTUNITIES AND LAND USE PATTERNS IN THE CITY. THIS SECTION OF THE PLAN FOR WILLIAMSTON PRESENTS THE HISTORICAL EVENTS WHICH HAVE SHAPED THE CITY INTO ITS PRESENT FORM AND ATTEMPT TO ASCERTAIN FORCES WHICH WILL AFFECT IT DURING THE PLANNING PERIOD. CITIES GROW AND FORM TO SERVE MANY DIVERSE FUNCTIONS IN A REGION. AN URBAN CENTER WHICH IS ENDOWED WITH GOOD TRANSPORTATION POTENTIAL, ACCESS TO NATURAL RESOURCES AND AVAILABLE CAPITAL CAN GROW INTO AN INDUSTRIAL CENTER. OTHER COMMUNITIES, BECAUSE OF THEIR PROXIMITY TO EMPLOYMENT CENTERS, COMMUNITIES. EVOLVE INTO BEDROOM MANY COMMUNITIES START BY FORMING AROUND THE HUB OF A SAWMILL OR A GRISTMILL PLACED TO SERVE INFANT AGRICULTURAL ENTERPRISES. THESE SETTLEMENTS GROW AND PROSPER, SERVING THE SURROUNDING FARMS WITH BUSINESS SERVICES, AND FUNCTION AS COLLECTION POINTS FOR GRAINS AND LIVESTOCK. MOST OF THESE VILLAGES AND CITIES REACH AN OPTIMUM SIZE AND THEN CEASE TO GROW I WHEN A BALANCE IS REACHED BETWEEN ECONOMICAL TRANSPORTATION DISTANCES FOR FARMERS TO OTHER COMPETING AGRICULTURAL COLLECTION POINT SETTLEMENTS. WHEN THIS EQUILIBRIUM IS REACHED, IT REQUIRES THE INTERVENTION OF OUTSIDE INFLUENCES TO REKINDLE GROWTH AND CHANGE. CONDITIONS SIMILAR TO THE ABOVE--AGRICULTURAL COLLECTION SETTLEMENT--SHAPED WILLIAMSTON'S EARLY GROWTH. THE FIRST RECORDED SETTLERS, OTHER THAN THE TAWAS INDIAN TRIBE, WERE THE BROTHERS PUTNAM--HIRAM AND JOSEPH. THE PUTNAMS ARRIVED IN 1834 AND SETTLED ON THE NORTH BANK OF THE RED CEDAR RIVER NEAR THE PRESENT PUTNAM STREET BRIDGE. I I J I WITHIN FIVE YEARS THE PUTNAMS SOLD THEIR LANDS TO THE WILLIAMS BROTHERS, WHO BUILT A DAM AND SAWMILL IN 1840 AND A GRISTMILL IN 1842. THEIR CONSTRUCTION ACTIVITIES COINCIDED WITH THE OPENING OF A PLANK ROAD BETWEEN GRAND RAPIDS 5 �AND DETROIT. THIS EVENT OPENED THE SETTLEMENT'S AGRICULTURAL PRODUCTS TO WIDER MARKETS. ANOTHER EVENT DURING THIS TIME SPAN-- THE LOCATION OF THE STATE CAPITOL AT LANSING IN 1847--ACCELERATED THE GROWTH OF WILLIAMSTON. BY 1871 TRAFFIC ALONG THE PLANK ROAD AND GROWTH NEAR THE ORIGINAL SETTLEMENT REACHED THE MAGNITUDE TO CONVINCE RESIDENTS THAT INCORPORATION OF WILLIAMSTON AS A VILLAGE WAS NECESSARY. APRIL 5, 1871 WAS THE DATE WHEN WILLIAMSTON BECAME A LEGAL ENTITY. 1871 WAS AN IMPORTANT YEAR IN ANOTHER RESPECT. RAILROAD SERVICE WAS PROVIDED TO THE VILLAGE. DURING THAT YEAR THIS FIRMED UP THE POSITION WHICH WILLIAMSTON HELD AS THE DISTRIBUTION POINT FOR AGRICULTURAL PRODUCTS GROWN IN SURROUNDING AREAS. BY 1880 WILLIAMSTON HAD 892 RESIDENTS. BESIDES THE AGRICULTURAL DISTRIBUTION SERVICES THE VILLAGE PROVIDED TO SURROUNDING FARMS, A BANK, NEWSPAPER AND HOTELS SERVED BOTH RESIDENTS AND TRAVELERS. THE NEXT 40 YEARS INDICATES THE EQUILIBRIUM STAGE OF WILLIAMSTON AS AN AGRICULTURE-SERVING COMMUNITY. 1,060. THE POPULATION IN 1920 WAS THE AGRICULTURAL COMMUNITY CLEARED AND CULTIVATED THEIR OPTIMUM ACREAGE TO MEET POPULATION AND ECONOMIC DEMANDS. THE GROWTH INCURRED DURING THIS TIME SPAN WAS BASICALLY NATURAL INCREASE. THE TIME FRAME FOR 1920 UNTIL TODAY WAS THE MOST RAPID GROWTH PERIOD FOR WILLIAMSTON. WORLD WAR Two ERA. OF PARTICULAR IMPORTANCE IS THE POST IT WAS DURING THIS PERIOD THAT THE VILLAGE EMERGED FROM A PREDOMINANTLY AGRICULTURAL SERVING COMMUNITY TO A CITY OF DIVERSE FUNCTIONS. IN THE LATE 1940S, NEW FACTORS FORCED THEIR WAY ON THE SCENE AND DISTURBED THE EQUILIBRIUM OF THE ECONOMY AND POPULATION. THE MAIN INFLUENCES WHICH CAN NOW BE IDENTIFIED WERE THE BABY BOOM FOLLOWING THE WAR AND RISING AUTOMOBILE OWNERSHIP. THE INCREASE IN AVAILABLE CARS ENABLED THE POPULATION TO BECOME VERY MOBILE. PEOPLE WERE NOT ECONOMICALLY MANDATED TO RESIDE NEAR MASS TRANSIT ROUTES AS WAS HISTORICALLY THE CASE. THIS RELAXATION OF THE NEED FOR COMPACTNESS IN DEVELOPMENT PATTERNS GAVE RISE TO THE PHENOMENA OF A SPRAWLING SUBURBAN LANDSCAPE, WHICH WILLIAMSTON FROM. 6 11 BENEFITTED" �THIS TREND BECAME EVIDENT IN WILLIAMSTON WHEN THE POPULATION GREW TO 2,051 IN 1950. CITY BY 1960. A SMALLER INCREASE OF 163 PEOPLE ENTERED THE WILLIAMSTON WAS EXPERIENCING AN IN-MIGRATION OF PEOPLE FROM THE LANSING/EAST LANSING AREA. THESE PEOPLE FOUND THEY WERE ECONOMICALLY ABLE TO COMMUTE MILES TO THEIR JOBS AND AT THE SAME TIME ENJOY THE AMENITIES OF A SMALL TOWN ATMOSPHERE. BY 1975 WILLIAMSTON HAD GROWN TO BE THE HOME OF 3,013 RESIDENTS. IT WAS DURING THIS POST WAR ERA THAT RESIDENTS OF WILLIAMSTON DECIDED TO CHANGE THE STATUS OF THEIR GOVERNMENT. IN 1945 THE .VILLAGE BECAME A CITY WITH A STRONG MAYOR FORM OF GOVERNMENT. EIGHTEEN YEARS LATER VOTERS MODIFIED THE CITY CHARTER, PROVIDING FOR A CITY MANAGER FORM OF GOVERNMENT. THESE SHIFTS IN GOVERNMENT STRUCTURE ARE ALSO INDICATIVE OF THE CHANGES IN POPULATION CHARACTERISTICS. THE NEWER RESIDENTS HAVE HIGHER EXPECTATIONS FOR MUNICIPAL SERVICES, CREATING THE NEED FOR EFFICIENT SERVICE PROVISION. A SLIGHTLY DIFFERENT BUT EQUALLY VALID OBSERVATION CAN ALSO BE MADE REGARDING THESE CHANGES. INCREASED GROWTH CREATES MORE SERVICE DEMANDS, WHICH NECESSITATES THE RESTRUCTURING OF MUNICIPAL GOVERNMENT. IN EITHER CASE, WILLIAMSTON HAS A BASICALLY SOUND GOVERNMENTAL BASE TO MEET THE ANTICIPATED PROBLEMS WHICH GROWTH WILL CREATE FOR THE DURATION OF THIS COMPREHENSIVE DEVELOPMENT PLAN. 7 ��THE PEOPLE THE "TYPICAL" FAMILY LIVING IN WILLIAMSTON RESIDES IN A SINGLEFAMILY HOME, HAS MOVED TO THE CITY AS OPPOSED TO BEING RAISED THERE, MAKES $11,257 A YEAR, HAS COMPLETED 12.4 YEARS OF SCHOOL, AND HAS 1 02 CHILDREN. ALTHOUGH THIS FAMILY DOES NOT EXIST, IT GIVES A GENERAL INDICATION OF ILLIAMSTON'S RESIDENT . THE FOLLOWING CHARTS AND DISCUSSION GIVE AN INDICATION OF MORE DETAILED CHARACTERISTICS OF CITY RESIDENTS. THIS MATERIAL IS FROM THE 1970 U.S. CENSUS. INCOME LEVELS lt:a~r:1~ - UNDER s 1, s 1,000 $ 0 - 2,999 s 6,999 s 5 000 $ 7 000 - s 8 999 5 S 9 .o - $11.999 53 57 2 3.000 15 27 4, 99 $ F At:11 L. I i;;S Ut:I BE;;L. 6I i; D ltHH ~ I D~AL.~ 59 26 84 11 147 9 293 6 10 0 I COE IS SLIGHTLY OVER BOTH THE AD INGHAM cau 7Y'S ($11,193) MEDI OF FAMILIES MAKING LESS THAN $5,000 TRI-COUNTY AVERAGE -18.5 PERCENT FAMILIES MAKI G $12,000 THE REGlO -44.l PERCENT FOR WILLIAMSTON TRl-COU TY REGION. CS OF WILLIAMST 1 S POPULATION DO OT. ROM STATE OF MICHIGAN CHARACTERISTICS. ON THE FOLLDWI G PAGE. �over 75 70 • 74 65 • 60 • 55 • 50 • 45 • 40 • 35 • 30 • 25 • 20 • 15 • 69 64 59 54 49 44 39 34 29 24 19 10 • 14 5•9 under 765 4321 5 123456 7 7 6 54 321 percent 1234 5 6 7 percent over 75 70 • 74 65 • 69 60 • 64 I ::::::::N:-:.: _:_•:ww• I ::::::~:-;::::~ ••: ::=J :-:•:•:•:•:•:•:•:•:•:•:=t 1.=.•===+:::=·=·=tw=···==== I ... ~:~;~:·:·:~:~:~:~:~:~:~:~:f::;i 55 • 50 • 45 • 40 • 35 • 30 • 25 • 59 54 49 44 39 34 29 ~:. ...... I :I·W:I::.f..:: I I 20• 24 15 • 19 10 • 14 5• 9 under 5 I 76 54321 12345 67 percent 0rJ1./lian.z.t.~..._,eii 7 6 5 4 3 21 12345 6 7 percent �AGE/SEX CHARACTERISTICS POPULATION BY AGE AND SEX UNDER 5 YEARS OLD 9 YEARS OLD 5 10 - 14 YEARS OLD 19 YEARS OLD 24 YEARS OLD 29 YEARS OLD 15 - - 20 25 30 - - 35 34 YEARS OLD 39 YEARS OLD 40 - 44 YEARS OLD 45 - 49 YEARS OLD 50 - 54 YEARS OLD 55 - 59 YEARS OLD 64 YEARS OLD 84 YEARS OLD - 60 65 FEMALE MALE OVER 84 YEARS OLD 125 116 147 152 144 146 98 126 97 118 97 85 59 76 60 65 67 66 81 69 54 61 50 58 49 41 88 175 9 21 THE TRIBETWEEN THE CITY AND COMPARABLE EDUCATION LEVELS ARE COMPLETED BY THOSE AVERAGE YEARS OF SCHOOL THE COUNTY REGION. CHART SHOWS THE FOLLOWING 1 2. 4 • IS IN BOTH OLDER IN WILLIAMSTON. OF 25 YEARS AND COMPLETED BY RESIDENTS OF YEARS THE ACTUAL NUMBER COMPLETED YEARS OF EDUCATION MALE EDUCATION LE=:VELS PERSONS OVER 24 WHO HAVE COMPLETED: 8 YEARS GRADE SCHOOL 0 3 YEARS HIGH SCHOOL 1 YEARS HIGH SCHOOL 4 FEMALE 94 140 95 125 208 297 3 YEARS COLLEGE YEARS COLLEGE 89 83 39 57 OVER 4 YEARS COLLEGE 59 24 1 4 - ECONOMY WILLIAMSTON IN WHAT SECTOR OF THE SHOWS CHART THE FINAL RESIDENTS ARE EMPLOYED. 12 �EMPLOYMENT CHARACTERISTICS LABOR FORCE 14 YEARS OLD AND OVER BY SEX IN ARMED FORCES IN LABOR FORCE, FEMALE MALE 0 0 EMPLOYED 568 PROFESSIONAL, TECHNICAL 108 MANAGERS, ADMINISTRATORS 78 SALES WORKERS 39 CLERICAL AND KINDRED WORKERS 17 CRAFTSMEN AND KINDRED WORKERS 88 TRANSPORT EQUIPMENT OPERATIVES 14 LABORERS, 34 FARMERS AND FARM MANAGERS 0 FARM LABORERS AND FARM FOREMEN O SERVICE, EXCEPT HOUSEHOLD 49 PRIVATE HOUSEHOLD WORKERS 0 OCCUPATION NOT REPORTED O IN LABOR FORCE, UNEMPLOYED 19 55 125 51 NOT IN LABOR FORCE 186 UNDER 65 YEARS OLD OVER 56 122 65 YEARS OLD 0 141 OPERATIVES, EXCEPT TRANSPORT EXCEPT FARM 398 64 30 17 5 0 0 75 5 11 21 579 380 199 ONE INTERESTING NOTE IS THAT WILLIAMSTON HAS A SLIGHTLY HIGHER PERCENTAGE OF PROFESSIONAL AND MANAGERIAL EMPLOYEES IN THE MALE LABOR FORCE WHEN COMPARED TO THE TRI-COUNTY REGION. NINETEEN PERCENT OF THE MALES IN WILLIAMSTON ARE CLASSIFIED AS PROFESSIONAL COMPARED TO 17.3 PERCENT IN THE REGION. MANAGERIAL EMPLOYEES COMPOSE 13.7 PERCENT OF THE MALE LABOR FORCE WITHIN THE CITY COMPARED TO 9.6 PERCENT FOR THE REGION. SOME GENERAL CONCLUSIONS CAN BE DRAWN FROM THIS INFORMATION. FIRST, THE CITY CANNOT PROVIDE EMPLOYMENT OPPORTUNITIES TO KEEP YOUNG (20-29 YEARS OF AGE) JOB SEEKERS IN THE COMMUNITY. ENTRY LEVEL WHITE COLLAR AND MANUFACTURING EMPLOYMENT POSITIONS DO NOT EXIST IN SUFFICIENT NUMBERS. ALSO, THE EDUCATIONAL AND RECREATIONAL POSSIBILITIES OF LARGER URBAN AREAS ATTRACT YOUNGER 13 �PEOPLE AS DO ITS EMPLOYMENT ALTERNATIVES. IT SHOULD BE NOTED THAT THIS CONDITION IS NOT UNIQUE TO WILLIAMSTON. MOST COMMUNITIES WITH POPULATIONS UNDER 10,000 EXPERIENCE SIMILAR OUTMIGRATION OF THIS AGE GROUP. THERE DOES NOT APPEAR TO BE ANY MECHANISM TO REVERSE THIS TREND IN THE FORESEEABLE FUTURE, ESPECIALLY WITH WILLIAMSTON'S CLOSE PROXIMITY TO THE LANSING METROPOLITAN AREA. WILLIAMSTON'S HIGH PERCENTAGE OF RESIDENTS MAKING $5,000 A YEAR OR LESS CAN BE EQUATED TO THE HIGH PERCENTAGE OF THE RESIDENTS WHO ARE 65 YEARS OF AGE AND OLDER. THESE PEOPLE, LIVING ON FIXED INCOMES, POSE HOUSING AND RECREATION PROBLEMS TO CITY DECISION-MAKERS. SENIOR CITIZEN HOUSING PROJECTS TO MEET THEIR UNIQUE LIFESTYLE AND RECREATION NEEDS WILL HAVE TO BE CONSIDERED. THIS TYPE OF DEVELOPMENT WOULD SERVICE MANY PEOPLE OUTSIDE OF WILLIAMSTON. THE SURROUNDING TOWNSHIPS--WILLIAMSTOWN AND WHEATFIELD--ALSO HAVE SIMILAR HIGH PERCENTAGES OF OLDER RESIDENTS. ALTHOUGH THE CITY COULD NOT INITIATE A PROJECT OF THIS NATURE, ANY OUTSIDE PROPOSAL SHOULD BE ENTHUSIASTICALLY RECEIVED. 14 �POPULATION PROJECTIONS CITY PLANNING IS BASICALLY DESIGNING FACILITIES TO SERVE ADDITIONAL PEOPLE AND DECIDING WHERE IN THE COMMUNITY THESE NEW PEOPLE SHOULD RESIDE. IT IS POPULATION GROWTH WHICH MANDATES THIS PLANNING. WITHOUT GROWTH A CITY WOULD ONLY HAVE TO WORRY ABOUT THE MAINTENANCE OR REPLACEMENT OF OBSOLETE FACILITIES. WILLIAMSTON IS GOING TO CONTINUE GROWING. EAST LANSING, ITS PROXIMITY TO LANSING/ THE CONTINUAL SPRAWL FROM THE DETROIT AREA, AND WILLIAMSTON'S OWN NATURAL INCREASE WILL BOAST THE CITY'S POPULATION TO 3760 BY THE YEAR 2000. Two FACTORS INFLUENCE POPULATION INCREASE FOR A COMMUNITY: NATURAL INCREASE - BIRTHS MINUS DEATHS, OR OUT OF A COMMUNITY. 1) AND 2) NET MIGRATION INTO (A THIRD FACTOR, ANNEXATION IS ALSO SOME- TIMES USED IN MAKING POPULATION PROJECTIONS. FOR THE PURPOSES OF THIS STUDY, ANNEXATIONS ARE NOT CONSIDERED.) BY USING THESE FACTORS AND MORE SPECIFICALLY, THE COHORT-SURVIVAL METHOD FOR DETERMINING NATURAL INCREASE AND INVESTIGATING PAST TRENDS FOR MIGRATION, AN ESTIMATE OF THE FUTURE POPULATION CAN BE MADE. THE FOLLOWING CHART SHOWS THE POPULATION PROJECTIONS FOR WILLIAMSTON AND SURROUNDING COMMUNITIES. THE APPENDICES HAVE A DETAILING OF THE POPULATION PROJECTION METHODOLOGY. 1950 1960 1970 1980 1990 2000 WILLIAMSTON CITY 2,051 2,214 2,600 3,068 3,442 3,760 WILLIAMSTOWN TOWNSHIP 1 , 175 1,963 2,847 3,862 4,897 5,953 · 761 898 1 , 1 77 1 , 5 71 1 , 915 2,251 WHEATFIELD TOWNSHIP INGHAM COUNTY 172,941 211,296 261,039 290,068 319,437 346,554 THE CHART INDICATES THAT THE COUNTY WILL EXPERIENCE A GROWTH FROM 1970 TO 2000 OF 34 PERCENT. THE TOWNSHIPS SURROUNDING WILLIAMSTON HAVE PROJECTED GROWTH RATES OF 91 PERCENT AND 108 PERCENT RESPECTFULLY FOR WHEATFIELD AND WILLIAMSTOWN. AND WILLIAMSTON WILL GROW BY 1160 PEOPLE OR 45 PERCENT. 15 �THESE FIGURES WILL BE USED IN DETERMINING LAND ALLOCATIONS FOR DIFFERING LAND USE CATEGORIES, SEWER LINE CAPACITIES AND OTHER COMMUNITY FACILITIES NEEDS. THESE FIGURES COULD ALSO BE USED IN PROJECTING CITY REVENUES FOR CAPITAL IMPROVEMENT PURPOSES. 16 ���WATER THE WILLIAMSTON AREA IS DRAINED BY A COMPLEX NATURAL AND MANMADE SYSTEM. THE MAIN COMPONENT, THE RED CEDAR RIVER, VARIETY OF CREEKS AND DRAINS. IS FED BY A THE DEER AND DOAN CREEKS TO THE SOUTH OF THE CITY DRAIN LARGE ACRES OF AGRICULTURAL LANDS IN WHEATFIELD, LEROY, INGHAM AND WHITE □ AK TOWNSHIPS. TO THE NORTH THE HILL DRAIN AND THE SQUAW CREEK MOVE STORM WATER OFF SIMILAR LAND ACTIVITIES. MAP 2 SHOWS THE LOCATION, TYPE AND SIZE OF INDIVIDUAL DRAINS WITHIN THE AREA. THE DRAINAGE PATTERN EXHIBITED BY THE WILLIAMSTON AREA IS THE RESULT OF EVENTS 30,000 YEARS AGO. CONTINENTAL GLACIERS ADVANCED OVER THE AREA AND COVERED WILLIAMSTON WITH HUNDREDS OF FEET OF ICE AND SUSPENDED GRAVEL AND SOIL. GLACIERS STARTED RECEDING. ABOUT 15,000 YEARS AGO THE THE FOLLOWING SKETCHES SHOW HOW THE DRAINAGE NETWORK WAS FORMED. ANOTHER IMPORTANT RESULT OF THE RECEDING GLACIERS WAS TO BURY THE CITY'S WATER SUPPLY WITH A PROTECTIVE LAYER MEASURING HUNDREDS OF FEET IN DEPTH OF GRAVEL AND SAND. BEFORE THE GLACIERS COVERED THE AREA THE PRIMARY LAND FEATURE WAS AN EXPOSED BED OF SANDSTONE 300 TO 900 FEET IN THICKNESS, CALLED THE SAGINAW FORMATION. THIS SANDSTONE HAS ENOUGH PERMEABILITY TO STORE VAST QUANTITIES OF WATER. WITHOUT THE OVERLAYING GLACIAL DEPOSITS WHICH PROTECT THE SANDSTONE BED FROM POLLUTION, MUCH HIGHER TODAY. WILLIAMSTON'S WATER COSTS WOULD BE THE GRAVEL AND SAND DEPOSITS, CALLED GLACIAL DRIFT, ALSO PROVIDE WATER SUPPLIES TO MANY INDIVIDUAL USERS. CITY WOULD BE HARD PRESSED, THOUGH, THE TO TAP GLACIAL DRIFT SUPPLIES, SINCE THEIR CAPACITY FOR WATER EXTRACTION IS MORE LIMITED THAN THE SAGINAW FORMATION. THE FINAL ASPECT OF WATER TO BE DISCUSSED IN THIS SECTION IS WATER POLLUTION. ALL CITIZENS. WATER POLLUTION POSES MANY COSTLY PROBLEMS TO MANY HEALTH HAZARDS AND DECREASED RECREATIONAL OPPORTUNITIES ARE WELL KNOWN AND DOCUMENTED. GROUNDWATER CONTAMINATION IS NOT SO APPARENT. ANOTHER PROBLEM OF OF THE AVERAGE 31 INCHES OF RAIN WHICH FALLS ON WILLIAMSTON YEARLY, 24 INCHES RETURN TO THE ATMOSPHERE THROUGH EVAPORATION AND TRANSPJRATION FROM PLANTS. AVERAGE SURFACE RUNOFF IS SEVEN INCHES, OF WHICH 19 �- 1 .f -, I l l f I -<1 2 0 2 4 6 MILES II I I I I 43° 00' ' C' l- 43°00'\ I / J,, (" ' I 1;' I (i /' 50' / _; 1-- .,-,o·~ - !, ~ ,o·rt? Alo. I·· ,, / C' 40' I (" I I •,i," 'c(' . - / f85°00' 50' 40 ' -\I 30' 42° 10' i t.-- 4 0' 8 5"00' 84 °10' 20' B. - As the glaciers melted northward, some melt water h gan to drain through what is now the Thornapple Rh A. - During the early melting stages of the glaciers most melt water drained through the Battle Creek drainage system. basin. rr I; I }r I l 43 °00') 2 0 2 4 6 MILES LLLJ_l J , \(. \I s l' : 50' 40' 40' ' . I;;;·- · I? I J____J ) ;~~ ( rLo/ J 42' 30' 85'00' 50' 40' C. - With further melting, some melt water began to drain westward along an early ancestor of the Grand River. s~·oo· 50• 40' V. - By the time active glaciers had nearly melted from tht . · the Thornapple, Grand, Cedar, a!1d Loo k'ing Gla.'\S, region, Rivers had assumed most of their present drainage pattcl'W and were draining most of the region. -Drainage in the Tri-County region is a direct result of active glaciation. �Il ~~ (") ~ - r' ::...iZ 0 mO ::o::o (./) I m (.J) m 0 )i 80 ZIMMER JJ :• z)> 9,-< ):> \ !!t ::E .. EZ 0 1) m z ie5 ~m 0 BEEMAN ......······ .. ···········•··· ••~ILLIAMSTON ··•..... ................··•·• ~ =i () :::r: . 7 r r ····· ..... VANNETER U) m fT1 I I I I I I 0 �ABOUT THREE INCHES IS IN DIRECT SURFACE RUNOFF AND FOUR INCHES IS GROUNDWATER RUNOFF.* THIS FOUR INCHES IS PRIMARILY DISCHARGED TO THE GROUNDWATER ALONG THE BANKS OF THE RED CEDAR. So AS LONG AS THE RED CEDAR IS POLLUTED THE WATER REACHING THE GOUNDWATER SUPPLY CONTAINS CONTAMINATION. EVENTUALLY THE WATER EXTRACTED FOR PRIVATE AND INDUSTRIAL USE WILL REQUIRE MORE SOPHISTICATED TREATMENT, WHICH IS VERY COSTLY, ~EFORE IT CAN BE USED. WATER POLLUTION IS GENERATED IN THREE BASIC WAYS. DISCHARGERS LIKE THE CITY TREATMENT PLANT, DIRECT INTERMITTENT DISCHARGERS ON STORM DRAINS AND DISCREET DISCHARGES COMMONLY REFERRED TO AS NONPOINT SOURCE POLLUTION. THE WILLIAMSTON WASTEWATER TREATMENT PLANT DISCHARGES A VERY HIGH QUALITY OF EFFLUENT AND DOES NOT DEGRADE WATER QUALITY APPRECIABLY. THE OTHER TWO WATER POLLUTION TYPES WILL POSE PROBLEMS TO THE CITY IN THE PLANNING PERIOD. THE DISCHARGE FROM STORM DRAINAGE MAY HAVE TO RECEIVE TREATMENT IF THE U.S. ENVIRONMENTAL PROTECTION AGENCY UNDER THE AUTHORITY OF THE 1972 WATER POLLUTION CONTROL ACT DEEMS IT NECESSARY. STORM WATER DISCHARGE CONTAINS LARGE AMOUNTS OF DIRT, PETROLEUM PRODUCTS AND ORGANIC MATTER. THESE CONTAMINANTS MAKE THIS DISCHARGED WATER AS BAD AS THE DISCHARGE FROM A PRIMARY TREATMENT PLANT (WHICH REMOVES ONLY ABOUT 35 PERCENT OF THE CONTAMINANTS). WILLIAMSTON MAY HAVE TO CONSIDER THE TREATMENT OF THIS WATER AT THE PRESENT WASTEWATER TREATMENT PLANT, OR THE DIVERSION OF WATER TO SOME TYPE OF SETTLING BASIN. THE OTHER AREA OF NONPOINT SOURCE POLLUTION--PRIMARILY SOIL EROSION AND POORLY DESIGNED NEW DEVELOPMENTS WHICH ALLOW DIRECT DISCHARGE OF WASTES FROM PARKING LOTS TO DRAINS AND STREAMS--CAN BE ADDRESSED TODAY BY DECISION-MAKERS WITHIN WILLIAMSTON. THE BIGGEST WATER POLLUTANT WITHIN THE STATE OF MICHIGAN IS SOIL EROSION. SOIL EROSION AND SEDIMENTATION CONTROL ACT, INGHAM COUNTY DRAIN COMMISSIONER, CONTROLLING THIS POLLUTANT. ADMINISTERED THE BY THE IS THE PRIMARY MEANS OF PLANS FOR ON-SITE SOIL CONTROL DURING CONSTRUCTION OF ANY BUILDING HAVE TO BE SUBMITTED TO THIS ENFORCEMENT AGENT AND MONITORED FO R COMPLIANCE. THE CITY CAN DO ITS PART BY ONLY APPROVI'NG SITE PLANS WHICH HAVE ADEQUATE ON-SITE * WATER SUPPLY DEVELOPMENT AND MANAGEMENT ALTERNATIVES FOR CLINTIW> EATON AND INGHAM COUNTIES, MICHIGAN, VANLIES, WOOD AND BRUNETT, 1969, P. 13. 22 �RETENTION OF STORM WATER FOR THE INDUCEMENT OF SETTLING OF IMPURITIES AND BY PROTECTING SOILS WHICH HAVE A HIGH EROSION POTENTIAL. SOILS AND TOPOGRAPHY SOILS ARE MAN'S MOST PRECIOUS NATURAL RESOURCE. WATER AND AIR HAVE SOME NATURAL CAPACITIES FOR SELF-PURIFICATION BUT WHEN SOILS ARE POLLUTED OR LOST THROUGH EROSION, THEY ARE GONE FOREVER. TAKES HUNDREDS OF YEARS TO CREATE SOILS. IT SANDS AND CLAY SOILS ARE MADE THROUGH WEATHERING AND CHEMICAL DECOMPOSITION OF LARGER PARTICLES. ORGANIC SOILS--LOAMS, MUCK AND PEAT--ARE MADE THROUGH THE BREAKING DOWN AND SETTLING OF PLANT AND ANIMAL MATERIAL IN A SPECIFIC LOW-LYING AREA. As MENTIONED EARLIER, ARE WITHIN THE PLANNING AREA. 34 TYPES OF SOILS MAP 3 SHOWS THE LOCATION OF THESE SOILS AND OUTLINES THEIR CHARACTERISTICS AND LIMITATIONS FOR RECEIVING URBAN-TYPE CONSTRUCTION. As MAP 3 INDICATES, THE SOILS IN THE WILLIAMSTON AREA RANGE FROM SLIGHT TO VERY SEVERE IN THEIR LIMITATIONS FOR INTENSIVE USE. SOILS HAVING THE GREATEST LIMITATIONS FOR URBAN USES ARE THE ORGANICS FOUND ALONG THE RED CEDAR RIVER BELOW THE CITY, AND ALONG THE DRAINAGE COURSES. As WOULD BE EXPECTED, MOST EXISTING DEVELOPMENT HAS TAKEN PLACE WHERE SOIL LIMITATIONS ARE EITHER SLIGHT OR MODERATE. TRUE IN CENTRAL, NORTH AND WEST WILLIAMSTON. THIS IS AT THE SAME TIME, MOST AREAS WHICH HAVE NOT DEVELOPED DO HAVE SOIL TYPES WHICH POSE LIMITATIONS. THIS IS PARTICULARLY TRUE EAST OF WILLIAMSTON ROAD AND SOUTH OF THE CITY LIMITS EXTENDING TO l-96. GENERALLY FOUND WEST OF WILLIAMSTON, BUT SOIL TYPES NORTH OF GRAND RIVER AVENUE AND EAST OF ZIMMER ROAD EXHIBIT THE BEST SUITABILITY FOR DEVELOPMENT. MAP 4 SHOWS THE TOPOGRAPHIC CONTOURS WITHIN THE PLANNING AREA. As INDICATED BY THE MAP, THE AREA IS CHARACTERIZED BY MILDLY SLOPING HILLS AND WIDE EXPANSES OF FLAT AREAS. TOPOGRAPHIC CONSIDERATIONS SHOULD NOT CAUSE GREAT CONCERNS IN DEVELOPMENT DECISIONS. 23 �_j\ ~ -=~ ~ - \____) ~ ~~" ' - ' - " ' - " ' ' GOOD MODERATE P @~ VERY POOR ~ ~ EXCAVATED MATERIAL _-, ~l~~1 -_-_- _-_- =~~~-~ ~- ~~-):=_ -- 1 {i~i1l!~ ~-~~~~~if~t- Jt!:=:=~~f :==:_ :·==·:::::::::::::illl\il\it~:::::::- , �§d7J ZIMMER g_ ~o ~G) ~:Il § )> 7J I ~ :::0 ~ D ~ !"Tl BEEMAN 00 00 00 ]~ 7 lD CJ) 'O ~ 1/b I I \ 12 �FLOODPLAIN THE RED CEDAR RIVER AND DEER CREEK OVERFLOWED THEIR BANKS IN APRIL OF 1975. THIS FLOOD WAS CLASSIFIED AS A 100-YEAR FLOOD AND WAS THE DIRECT RESULT OF AN UNUSUAL FIVE-INCH RAINSTORM 1WHICH FELL ON SATURATED SOILS. A 100-YEAR FLOOD, WHICH IS TECHNICALLY CALLED AN INTERMEDIATE REGIONAL FLOOD, IS ONE WHICH HAS STATISTICAL CHANCE OF OCCURRING ONCE IN A HUNDRED YEARS DESIGNATED LOCATION, AT A ALTHOUGH THIS MAGNITUDE OF FLOOD COULD OCCUR IN ANY YEAR. IN THE 1975 FLOOD, TWENTY HOMES AND FIVE BUSINESSES WERE FLOODED, WITH DAMAGE COSTS IN THE THOUSANDS OF DOLLARS. WILLIAMSTON TOOK STEPS TO CONTROL CONSTRUCTION WITHIN THE FLOODPLAIN WHEN IT ENACTED THE BASIC REQUIREMENTS OF THE NATIONAL FLOOD INSURANCE PROGRAM. THIS WILL ALLOW THE EXISTING STRUCTURES IN THE FLOOD HAZARD AREA TO OBTAIN SUBSIDIZED FLOOD INSURANCE. THE CITY HAS ALSO ADOPTED STRICT ZONING REGULATIONS FOR THE FLOODPLAIN AREA WHICH WILL CONTROL FUTURE DEVELOPMENT IN THE FLOOD HAZARD AREA, AND THUS MINIMIZE LOSSES WHEN THE NEXT FLOOD OCCURS. THE EXTENT OF THE 100-YEAR FLOODPLAIN. THE PLAN MAP ALSO DESIGNATES THIS SAME AREA FOR PROTECTION. 26 MAP 5 SHOWS �V~7C II_ ---==lc::i]======,MMER==========ir==l=I=====/ =rr====;ll z rtj ,, ::or s.: 0 rn I I ·~ .. I I ..,,o 0 r~O o;.; -u ornr ., . .::,~./? 1 .· ~ O:;o )> .._,rr, G) l> ,,, BEEMAN ., ") ~~·d~~ ~ ========, ~::;:=:==~~W~ILLIA~MSTO~N 't:::::i ~ 1,;;;..---1-r,rr ;1 z ::::"ti·~- ==i===='\r-. -7--=• ~ .- ;. ~ I ;iiJt::::::;:;~;:~;w;jfJ,., { ; . ~ I I ] • l :,: .. · . ;::\,: iO z z)> u, r 0 ., .. ~.«.'• ; ..·, 1/ I '~~- ] :•: . ./:~;/t:-':·:·.-':I;~~?;:i::,.,. ' L-.;~~F ,-i~/\,,.,.c ·-. □ r ~==~~ ~ VANNETER I i >\/..-: I 7 \'r/t· ·._._,: ~ g 0 / ./\\.:.: II : 0 } • ��THE BUILDINGS A CITY IS MADE UP OF MANY THINGS. THE LAND IT IS BUILT UPON. THE PEOPLE WHO R SIDE THERE. THE COMMUNITY SPIRIT EXEMPLIFIED BY ITS PEOPLE'S HOPES AD ASPIRATIONS. OF ANY COMMUNITY IS ITS BUILDINGS. BUT THE MOST VISIBLE COMPONE THE BUILDINGS IN A CITY ARE ALSO A REFLECTION OF THE PEOPLE WHO LIVE IN THEM, AD OF THE RESIDENTS' COMMUNITY SPIRIT. W LL-KEPT HOMES, CEA BUSINESS BUILDINGS AND EFFICIE T COMMU ITY SERVICES INDICATE THAT PEOPLE ARE PROUD OF AND CONCERNED FOR THE CITY'S FUTURE. THIS SECTION OF THE WILLIAMSTON COMPREHENSIVE DEVELOPMENT PLAN WILL LOOK AT THE BUILDINGS AND STRUCTURES IN THE CITY. COMMUNITY SERVICES SUCH AS SCHOOLS, SEWAGE DISPOSAL, ROADS AND RECREATION LAND WILL ALSO BE ANALYZED TO DETERMINE THEIR PRESENT CAPACITY AND REQUIREMENTS FOR EXPANSION TO MEET FUTURE NEEDS. EXISTING LAND UsE ACTIVITIES MAP 6 SHOWS THE EXISTING LAND USE ACTIVITIES WITHIN WILLIAMSTON. A MEASUREMENT OF THE ACREAGE COVERED BY DIFFERENT USE CLASSIFICA TIONS IS SUMMARIZED IN THE FOLLOWING CHART. EXISTING LAND USE MEASUREMENTS CITY OF WILLIAMSTON Lat:!12 UsE ~~BEAGE SINGLE FAMILY I QE T□ JAb 190.41 34.26 Two FAMILY 12.79 2.30 MULTIPLE FAMILY 25.60 4.61 0 .. 92 0. 1 7 VACANT LAND 81.27 14.62 COMMERCIAL 37.88 6.82 INDUSTRIAL 58.88 10. 59 PUBLIC 96.30 17.33 SCENIC PUBLIC §1.ZJ 21~1 MIXED Uses TOTAL 555.78 100.00 RESIDENTIAL USES ACCOUNT FOR THE BULK OF THE LAND USE ACTIVITY WITHIN WILLIAMSTON THE PREDOMINANT MAJORITY O AD OFT TRUCTUR IN TOTAL, SINGLE FAMILY HOMES ARE C NT YEARS, HOWEVER, THE NEW RESIDENTIAL CO TION HA 0 BEN THE MULTIPLE �SCALE 0 jhJ -------~~ CJ Low Density Residential E Medium Density Residential z High Density Residential h:•::·:,: I Commercial @~:f#j~ Industrial -Public lllll Semi-Public ~ ~ <( :J _j i J~ LINN 1400 2800 �FAMILY UNIT AND MOBILE HOME DEVELOPMENTS. THIS TREND IS NOT UNUSUAL AS IT IS OCCURRING NATIONWIDE BECAUSE OF INFLATION IN THE CONSTRUCTION INDUSTRY AND HIGHER MORTGAGE RATES FROM LENDING INSTITUTIONS. OVERALL, THE CONDITION OF HOUSING IN THE CITY IS GOOD. ACCORDING ij THE 19 70 U. S. CENSUS THE AVERAGE VALUE OF OWNER OCCUPIED UN ITS WAS $16,000. WITH THE EXCEPTION OF A FEW UNITS, PLUMBING FACILITIES, HOT AND COLD WATER AND FULL KITCHEN FACILITIES WERE OPERATIONAL IN THE 862 UNITS COUNTED. HOUSING IN THE CITY IS ALSO OF DECENT SIZE, WITH 5.5 ROOMS PER STRUCTURE BEING THE MEDIAN SIZE. HOUSING INFORMATION IS AVAILABLE FOR REVIEW MORE DETAILED IN THE APPENDICES. COMMER CI AL LAND USES GENERALLY FOLLOW GRAND RI VER AVENUE ALONG MOST OF I TS LENGTH, AL THOUGH THE GREATEST CONCENTRATION IS BUSINESS DISTRICT. IN THE CENTRAL OUTSIDE OF THE CENTRAL BUSINESS DISTRICT MOST ~ THE COMMERCIAL USES ARE OF THE CONVENIENCE TYPE: FOOD AND GAS. INDUSTRIAL DEVELOPMENT IS MORE PREDOMINANT ALONG WEST GRAND RIVER AVENUE IN THE VICINITY OF CORWIN ROAD, WHERE THERE IS ACCESS TO THE C&D, ., AND EAST OF WILLIAMSTON ROAD SERVICING THE AGRICULTURAL ENTERPRISES WHICH SURROUND THE CITY. THE 96 • 3 ACRES OF PUBLIC LANDS ARE SCHOOLS, GOVERNMENTAL BUILDINGS , PARKS AND OTHER COMMUNITY SERVICE INSTALLATIONS. THESE FACILITIES WILL BE DESCRIBED IN MORE DETAIL IN SUBSEQUENT SECTIONS. THE OTHER MAIN CATEGORY--THE 52 ACRES OF scr:NIC PUBLIC LANDS--INCLUDES THE COUNTRY CLUB AND VARIOUS CHURCH PROPERTIES. COMMUNITY FACILITIES SCHOOLS THE CITY IS THE CORE OF THE WILLIAMSTON COMMUNITY SCHOOL DISTRICT, THIS DISTRICT, ONE OF THE LARGEST IN THE TRI-COUNTY REGION, SERVES PARTS OF ALAIEDON, LEROY, LOCKE, MERIDIAN, WHEATFIELD AND WILLIAMSTOWN TOWNSHIPS WITH AN ESTIMATED POPULATION OF 7,200 IN 1970. TOTAL SCHOOL ENROLLMENT FOR THE 1974 SCHOOL YEAR WAS ESTIMATED AT 1,896 STUDENTS ATTENDING FOUR SCHOOL FACILITIES ON THREE LEVELS-TWO ELEMENTARY ( K-5) , ONE MI DOLE SCHOOL ( 6 & 8) AND ONE HIGH scHO OL • �PRESENTLY, CLASSROOMS ARE NOT PARTICULARLY OVERCROWDED. HOWEVER, PORTABLE FACILITIES ARE BEING USED AT BOTH THE MIDDLE AND HIGH SCHOOLS. ALL FOUR OF THESE SCHOOLS ARE LOCATED WITHIN THE CITY LIMITS. Two PAROCHIAL SCHOOLS ALSO OPERATE IN THE AREA. ST. MARY'S CATHOLIC ELEMENTARY SCHOOL (1-6) HAS ENROLLMENT OF APPROXIMATELY 134 STUDENTS. THE SEVENTH DAY ADVENTIST SCHOOL HAS AN ENROLLMENT OF ABOUT 16 STUDENTS IN GRADES 1-8. THE NUMBER OF COLLEGE-BOUND HIGH SCHOOL GRADUATES IS ON THE DECLINE, WITH ONLY ABOUT 40 PERCENT OF THE 1973 GRADUATES EXPECTING TO ENTER COLLEGE AS COMPARED TO 50 PERCENT IN 1972 AND 70 PERCENT IN 1971. So AS A RESULT MORE EMPHASIS IS BEING PLACED ON VOCATIONAL TRAINING AT THE HIGH SCHOOL LEVEL. THE ONLY TENTATIVE PLANS TO DATE FOR SCHOOL EXPANSION IS THE REPLACEMENT OF THE MIDDLE SCHOOL BUILT IN 1929. THE PRESENT STRUCTURE IS CONSIDERED UNSOUND AND IS LOCATED ON A SUBSTANDARD SITE. No DATE HAS BEEN ESTABLISHED FOR THIS REPLACEMENT, ALTHOUGH IT SHOULD OCCUR SOON. A SUMMARY OF SCHOOL FACILITIES IS PROVIDED IN THE APPENDICES. PUBLIC BUILDINGS FIRE PROTECTION IS PROVIDED TO WILLIAMSTON, THE TOWNSHIPS OF WILLIAMSTOWN AND WHEATFIELD AND THE W~STERN HALF OF LOCKE TOWNSHIP ON A VOLUNTEER BASIS. AMBULANCE SERVICE IS ALSO PROVIDED ON A VOLUNTEER BASIS COVERING THE SAME JURISDICTIONS, WITH THE ADDITION OF THE REMAINDER OF LOCKE TOWNSHIP AND ALL OF LEROY TOWNSHIP. THE EQUIPMENT MAINTAINED BY THE DEPARTMENT IS ADEQUATE FOR ITS BASIC RESPONSIBILITY. THE ECONOMIES OF MAINTAINING A LARGER FORCE WOULD BE PROHIBITIVELY EXPENSIVE. THE DENSITY OF POPULATION IN THE NINETY SQUARE MILES THAT THE FORCE MUST COVER IS FIFTY PERSONS PER MILE OUTSIDE OF WILLIAMSTON. EVEN WITH THIS DISPERSED AREA, THE DEPARTMENT HAS AN EXCELLENT RESPONSE TIME OF BETWEEN ONE-ANDA-HALF TO THREE MINUTES. THE CITY FIRE HYDRANTS ARE MAINTAINED BY THE CITY AND ARE NOT PART OF THE DEPARTMENT'S RESPONSIBILITY. PERIODIC CHECKING OF THESE HYDRANTS IS PERFORMED BY THE MICHIGAN INSPECTION BUREAU. 33 �SCALE 0 1400 2800 J I l ~ m - GRA,-.RIVER AVE. '·-~~··F '.?~ ---WALLACE -r-,,----- ■ A PARK SITES ~~1, D WILLIAMSTON MEMORIALPARK B McCORMICK PARK C DEER CREEK PARK D THE "WELL SITE 11 PROPERTY E F , .11 ~TJf!::£ - - - · CJ ------. II ·, - ------- ----- IIZ 111::f ~ I WASTEWATER TREATMENT PLANT WEST WILLIAMSTON · WELL NO. 3 i~ LINN 7 C _/ , (_ ~ --- ----------- -..; �POLICE PROTECTION IS PROVIDED BY SIX FULL-TIME EMPLOYEES OF THE CITY, UTILIZING TWO POLICE VEHICLES, ONE OF WHICH IS REPLACED ANNUALLY. OFFICERS ON THE FORCE MUST HAVE 240 HOURS OF POLICE ACADEMY TRAINING OR HAVE WORKED FOR ANOTHER POLICE FORCE FOR AT LEAST THREE YEARS. POLICE DEPARTMENT PERSONNEL ARE DISPATCHED THROUGH A COMMON FACILITY WITH THE FIRE DEPARTMENT. THE CITY OF WILLIAMSTON PRESENTLY OWNS FOUR STRUCTURES USED FOR ADMINISTRATIVE AND PROTECTIVE SERVICES. THEY ARE THE CITY HALL, A RECENTLY ACQUIRED CAR DEALERSHIP BUILDING (COMMONLY REFERRED TO AS THE CITY HALL ANNEX), THE WILLIAMSTON POLICE AND FIRE DEPARTMENT BUILDING AND THE PUBLIC WORKS BUILDING. OF THESE STRUCTURES, PUBLIC WORKS BUILDING AND THE CITY GARAGE NEED REPLACEMENT. THE THE PUBLIC WORKS BUILDING IS TOO SMALL TO OPERATE EFFICIENTLY AND IS LOCATED IN THE FLOODPLAIN. PARKS AND RECREATION THE WILLIAMSTON COMMUNITY PARK AND RECREATION SYSTEM OPERATES UNDER POLICIES DEVELOPED BY A CITY RECREATION COMMISSION ESTABLISHED BY THE CITY COUNCIL. MAINTENANCE OF THE PARKS SYSTEM IS DONE BY A PARKS DIVISION WITHIN THE DEPARTMENT OF PUBLIC WORKS. MAP 7 SHOWS THE LOCATION OF THE EXIST-ING PARKS WITHIN THE CITY. THESE SITES WERE DEVELOPED UNDER A PLAN DEVELOPED IN 1971 BY VICTOR HOGG. PLAN. AREA A - THE FOLLOWING ARE THE PARKS IN EXISTENCE UNDER THAT WILLIAMSTON MEMORIAL PARK. THIS AREA WAS SPECIFICALLY ACQUIRED IN THE LATE 1950S FOR DEVELOPMENT AS A RECREATIONAL PARK. IT COMPRISES ABOUT 13 ACRES OF GENTLY SLOPING GROUND AND A PLEASANT VISTA OF THE RIVER. IT rs PRIMARILY OPEN GROUND, EXCEPT FOR A NARROW WOODED BORDER ALONG THE RIVER. A NARROW CHANNEL OF THE RIVER ISOLATES A SMALL PORTION OF THE LAND KNOWN AS SCOUT ISLAND. THE SITE IS EXCELLENT FOR ACTIVE SPORTS. DENNIS COLLINS MEMORIAL POOL IS LOCATED HERE, FACILITIES FOR OTHER SPORTS. RELATIONSHIP TO THE RIVER. LAND ADJACENT TO THE PARK, THE AS ARE IT HAS AN EXCELLENT A POSSIBILITY EXISTS THAT TO THE EAST, WILL SOON BE 35 �AVAILABLE FOR ACQUISITION BY THE CITY. THIS LAND IS SHAPED BY EARLIER MINING OPERATIONS AND CONSISTS OF RELATIVELY HIGH MOUNDS AND NARROW VALLEYS. IT IS COVERED WITH SECOND GROWTH TIMBER AND CONTAINS AN EXCELLENT, DAMMED LAGOON AT A SLIGHTLY HIGHER ELEVATION THAN THE RIVER AT NORMAL LEVEL. AREA B - McCORMICK PARK. THIS LONG-ESTABLISHED PARK WAS DEDICATED TO THE CITY BY THE BOARD OF COUNTY COMMISSIONERS. IT CONSISTS OF RELATIVELY FLAT, GRASSY TURF WITH SCATTERED, MATURE TREES. THE GENTLY CURVING BANK OF THE MILLPOND OF THE RED CEDAR GIVES IT EXCELLENT VISUAL QUALITIES. IT IS CONVENIENTLY LOCATED FOR MANY OLDER RESIDENTS OF THE COMMUNITY. IT HAS A HIGH POTENTIAL FOR DEVELOPMENT AS A PLACE FOR FAMILY GROUPS, PICNICS AND LESS ACTIVE SPORTS. IT IS RECOGNIZED AS A PLEASANT PLACE TO FISH AND THE RIVER IS KNOWN AS AN EXCELLENT STREAM FOR NORTHERN PIKE, BASS AND PAN FISH. THIS PARK IS WELL SITUATED TO FUNCTION AS A CENTER FOR RIVER-ORIENTED SPORTS AND ACTIVITIES. AREA C - DEER CREEK PARK. THE NORTHERN PORTIONS OF THIS LAND ARE DEDICATED TO RECREATIONAL PURPOSES. THE SOUTHERN PORTION CONTAINS THE CITY GARAGE AND IS THE SITE OF A PREPARED SKATING RINK WHICH IS FLOODED AND MAINTAINED BY THE DEPARTMENT OF PUBLIC WORKS EACH WINTER. THE UNDEVELOPED PORTION OF THE PROPERTY IS VERY LOW AND OFTEN FLOODED. THIS LAND ALSO CONTAINS MANY MATURE TREES. AREA D - THE "WELL SITE" PROPERTY. THIS PROPERTY WAS ACQUIRED BY THE CITY FOR THE LOCATION OF A NEW CITY WELL, IT IS LIMITED, AT PRESENT, BY DIFFICULT ACCESS BUT HAS A HIGH POTENTIAL AS A NATURAL AREA AND AS A CONVENIENT AND WELL-SUITED AREA FOR CAMPING ACTIVITY. NOT A LARGE STREAM, DEER CREEK, THOUGH IS VERY PRETTY AND COULD, WITH MINIMUM DEVELOPMENT, PROVIDE A NEEDED RECREATIONAL RESOURCE FOR THE COMMUNITY. AREA E - THE WASTE WATER TREATMENT SITE. THE TREATMENT FACILITIES FOR THE CITY. THIS LAND CONTAINS EXPANSION OF THE PLANT AS A TERTIARY TREATMENT PLANT IS USING MUCH OF THE AVAILABLE LAND. BUT THE EASTERN PORTION, THOUGH LOW AND SWAMPY, HAS SOME DEVELOPMENT POTENTIAL. 36 �AREA F - WEST WILLIAMSTON (WELL N3). THIS CITY-OWNED PROPERTY IS THE LOCATION OF ONE OF THE CITY'S WATER WELLS. ITS POTENTIAL IS NOT GREAT, HOWEVER, AS IT IS RELATIVELY FLAT, UNWOODED AND LOCATED ACROSS THE RATHER BUSY HIGHWAY FROM THE MAJORITY OF RESIDENTS OF THE WEST WILLIAMSTON AREA. COMMUNITY SERVICES WATER SUPPLY As PREVIOUSLY DISCUSSED IN THE SECTION ABOUT THE ENVIRONMENT, WILLAMSTON RECEIVES ITS WATER SUPPLIES FROM GROUNDWATER. TAPS THE UNDERGROUND ACQUIFER AT THREE SITES. AND 3 (NO. THE CITY CITY WELLS No. 2 1 WAS ABANDONED A NUMBER OF YEARS AGO) ARE LOCATED ALONG THE C&O RAILROAD TRACKS BEHIND THE MIDDLE SCHOOL. EACH WELL IS 160 FEET DEEP AND IS DRIVEN BY 480-VOLT THREE-PHASE ELECTRIC MOTORS. CHLORINATION IS PROVIDED AT ALL WELL SITES IN ACCORD WITH MICHIGAN PUBLIC HEALTH REGULATIONS. CITY WELL No. 4 IS A STANDBY WELL, POWERED BY ELECTRICITY AND AN OPTIONAL GASOLINE ENGINE, TO BE USED IN CASE OF POWER OR MECHANICAL FAILURE IN THE OTHER TWO WELLS. WELLS 2 AND 3 PROVIDE APPROXIMATELY 288,000 GALLONS PER DAY OF ACCEPTABLE QUALITY WATER. THIS AMOUNT OF WATER JUST MEETS THE NEEDS OF THE EXISTING POPULATION. BECAUSE OF THIS, SELECTED TWO POSSIBLE SITES FOR EXPANSION. STUDY BY WILLIAMS AND WORKS, THE CITY HAS A GROUNDWATER RESOURCE ENGINEERS, SHOWED TWO AREAS OF WATER BEARING FORMATIONS--ON THE HIGH SCHOOL PROPERTY AT VAN ETTES AND MITCHELL ROADS AND IN THE SOUTH END OF THE CITY ADJACENT TO DEER CREEK. BASED ON THIS STUDY, TESTS BY LAYNE-NORTHERN Co., THE CITY COMMISSIONED ADDITIONAL INC., WHO DRILLED A TEST WELL ON THE DEER CREEK SITE. THEY FOUND THAT THIS FIELD COULD GENERATE TWO 3 SO-GALLONS-PER-MINUTE WELLS, OR AN ADDITIONAL 504,000 GALLONS OF WATER PER DAY. THE TOTAL WATER AVAILABLE FROM WELLS 2, 3 AND 5 WILL BE APPROXIMATELY 692,000 GALLONS PER DAY--OR SUFFICIENT WATER TO MEET DEMANDS THROUGH THE LATE 1970S. DURING THE PLANNING PERIOD A SECOND WELL SHOULD BE DRILLED AT THE DEER CREEK FIELD TO MEET INCREASED DEMAND. THAT WOULD INCREASE THE WELL CAPACITY TO 1 296 000 ' • GALLONS PER DAY. 37 �i=:iJ/ ][Jt 11 I I I I CORWIN I I I I I ----- I ~ J:> r ~l'Tl ~ ~ ] BEEMAN I I nf{a=:~r I PUTMAN ~ir===~f!:~WIL=:=:=LIA~Ms=roN=====1-----. f r = ~~ ~ ~\ : ~ ~rr=:t ~=;i=========~ z z / MILL VANNETER I I I I I I I 0 1/1 ("\ -~ g 7 ...)>m �MAP 8 SHOWS THE LOCATION AND SIZE OF THE EXISTING WATER DISTRIBUTION SYSTEM. EIGHTY PERCENT OF THE WATER MAINS IN USE TODAY WERE CONSTRUCTED EITHER IN 1937 OR 1948. THESE MAINS ARE CAST IRON AND SHOULD HAVE A LIFE EXPECTANCY OF 50 TO 100 YEARS. MAINS CONSTRUCTED WITHIN THE PAST FEW YEARS ARE DUCTITE IRON, WHICH PROVIDES GREATER STRENGTH, QUALITY AND CORROSION RESISTANCE AND THEREFORE AN EVEN LONGER LIFE EXPECTANCY. WASTEWATER TREATMENT PLANT AND SEWER SYSTEM THE PRESENT WASTEWATER TREATMENT PLANT HAS UNDERGONE SEVERAL IMPROVEMENTS IN RECENT YEARS TO RAISE THE LEVEL OF TREATMENT SO THAT DISCHARGES INTO THE RED CEDAR ARE CONSIDERED ENVIRONMENTALLY ACCEPTABLE. THE PRESENT PLANT WAS OPENED IN THE FALL OF 1971 AND IS CONSIDERED TO BE A TERTIARY TREATMENT FACILITY WHICH IS ABLE TO REMOVE 95-99 PERCENT OF KNOWN TROUBLESOME POLLUTANTS. THE PLANT, WHICH IS LOCATED AT THE END OF SUNSET STREET, IS PRESENTLY OPERATING AT A FLOW OF 300,000 TO 350,000 GALLONS PER DAY. THE PLANT HAS A CAPACITY OF 500,000 GALLONS A DAY, WHICH COULD SUPPORT A POPULATION OF 5,000 WITH NO PROBLEMS. THE PLANT WAS ALSO DESIGNED SO THAT MINOR RENOVATIONS AND ADDITIONS COULD EASILY ESTABLISH A CAPACITY OF ONE MILLION GALLONS A DAY. MAP 9 SHOWS THE PRESENT SEWAGE COLLECTION SYSTEM WHICH CONSISTS OF EIGHT- TO FIFTEEN-INCH PIPES. THE SEWERS ARE SEPARATE, IN THAT THE CITY HAS RECENTLY COMPLETED A SEWER AND STORM DRAIN SEPARATION PROGRAM. SOME SEWER LINES AND LIFT STATIONS NEED RENOVATION. THE HIGH STREET AND CORWIN ROAD LIFT STATIONS SHOULD BE RENOVATED OR REBUILT AND AT SOME FUTURE PERIOD IT HAS BEEN SUGGESTED THAT THE SYSTEM ACROSS THE RIVER BE REPLACED WITH A POWER LIFT STATION. BASICALLY, SEWER LINES IN MOST AREAS ARE ADEQUATE TO HANDLE PRESENT LOADS, BUT ANY LARGE GROWTH IN A GIVEN AREA SHOULD RESULT IN AN ENGINEERING STUDY TO DETERMINE THE ABILITY TO HANDLE ADDITIONAL CAPACITY. SOLID WASTE DISPOSAL THE LANDFILL SITE EAST OF TOWN HAS BEEN ORDERED TO CLOSE BY THE DEPARTMENT OF NATURAL RESOURCES BECAUSE OF POLLUTION PROBLEMS. ITS PLACE A TRASH COMPACTING AND TRANSFER STATION IS LOCATED ON 39 IN �SCALE 0 \400 2800 JN(_ ~ __ _, - :I __)n·:.:-:-1~ l ___ - . - 0 -------------- -L-=-=--=-==-l- ~ SANITARY SEWER SYSTEM ---- 6-8 IN.SEWER - l0-121N.SEWER ■ ~ ~ :J .J ~ SEWAGE TREATMENT ~~ ~L~IN~N~=====-=:; 7 ----- ----------- �THE OLD LANDFILL SITE EAST OF THE CITY ON GRAND RIVER AVENUE. THIS FACILITY WILL HANDLE ALL THE WASTE GENERATED IN THE WILLIAMSTON AREA AND WILL TRANSPORT IT TO A LARGER, LANDFILL OPERATION. 41 MORE ENVIRONMENTALLY SUITED �TRANSPORTATION FACILITIES COMMUNITY LOCATION HISTORICALLY HAS RESULTED AT POINTS ALONG TRANSPORTATION ROUTES, NOTABLY WHERE TWO OR MORE TRANSPORTATION LINES MET OR AT POINTS ALONG RIVERS WHERE NATURAL RESOURCES WERE SUFFICIENT ENOUGH SO THAT A LIVELIHOOD COULD GE DERIVED FROM THEIR USAGE. WILLIAMSTON IS NO EXCEPTION, FALLING ALONG THE OLD GRAND RIVER PLANK ROAD, WHICH ORIGINATED AS A TRAIL FOLLOWING THE EVEN GRADES OF THE RED CEDAR VALLEY THROUGH THE AREA BETWEEN GRAND RAPIDS AND DETROIT. THE ROADS IN SOUTHERN MICHIGAN, AS INDEED IN MOST OF MICHIGAN, DEVELOPED ON THE ORIGINAL RECTANGULAR LAND SURVEY PRACTICES OF THE FEDERAL GOVERNMENT. PUBLIC RIGHT-OF-WAY RESERVED AT THAT TIME RESULTED IN THE TOWNSHIP AND COUNTY ROAD SYSTEMS WHICH ARE EVIDENT TODAY. THESE ROADS, IN ADDITION TO THOSE LAID OUT ALONG THE OLD TRAILS, PROVIDE THE MAJOR THOROUGHFARES WHICH SERVE THE AREA. LATER, AS PLATTING TOOK PLACE TO FORM MUNICIPALITIES, RIGHTS-OF-WAY WERE SET ASIDE TO PROVIDE ACCESS TO THE UNDEVELOPED PROPERTIES. THESE RIGHTS-OF-WAY INTERCONNECTED WITH THE MAJOR TRANSPORTATION ELEMENTS. As A RESULT, THE SYSTEM OF STREETS AND THOROUGHFARES BECAME THE FRAMEWORK FOR THE COMMUNITY. IN THE FUTURE, AS THE COMMUNITY DEVELOPS AND EXPANDS, SO MUST THIS FRAMEWORK. THE EXISTING STREET AND THOROUGHFARE SYSTEM THE WILLIAMSTON STREET AND THOROUGHFARE SYSTEM SHOWN ON MAP 10 JS BASICALLY A MINOR ATERIAL SYSTEM WITH AN INTERWEBBING OF COLLECTOR AND LOCAL STREETS, WHICH FOR THE MOST PART FOLLOW A RECTANGULAR PATTERN• PR! MARY ROADS WITHIN THE SYSTEM ARE GRAND RI VER AVENUE! M-43, WHICH IS A FEDERAL-AID PRIMARY ROUTE; AND WILLIAMSTON ROAD, A FEDERAL-AID SECONDARY (COUNTY} ROUTE. INTERSTATE-96, WHICH DOES NOT DIRECTLY SERVE THE COMMUNITY BUT PROVIDES INTERCHANGE WITH WILLIAMSTON ROAD, INTERSTATE SYSTEM. 42 IS PART OF THE MAJOR �MITCHELL SCALE 0 MAP 10 TRANSPORTATION SYSTEM ====== FEDERAL INTERSTATE _,.....,.....,.._.... PRIMARY ROAD - - - - - SECONDARY ROAD 1 , 1 1 1 1 1 1 C 8 0 RAILROAD z ~ ~ <t :J _j ~ LINN 1400 2800 �MINOR ARTERIAL ROADS SERVING THE AREA ARE BASICALLY COUNTY ROADS SUCH AS ROWLEY AND ZIMMER. THESE FACILITIES ARE FOR THE MOST PART MAINTAINED BY THE INGHAM COUNTY ROAD COMMISSION. THE REMAINING STREETS IN THE SYSTEM ARE COLLECTOR AND LOCAL STREETS GENERALLY SERVING LOCAL COMMERCIAL AND RESIDENTIAL PURPOSES. RECENT IMPROVEMENTS TO THE LOCAL STREET SYSTEM THE CITY HAS PURSUED AN EXTENSIVE STREET IMPROVEMENT PROGRAM OVER RECENT YEARS, WITH THE INSTALLATION OF CURB AND GUTTER AND BITUMINOUS SURFACING ON MANY STREETS. PART BY GENERAL OBLIGATION REVENUES THIS PROGRAM WAS FUNDED IN AS WELL AS SPECIAL ASSESSMENTS PLACED AGAINST PROPERTY OWNERS, AND HAS RESULTED IN A STREET SYSTEM WITH RELATIVELY FEW DEFICIENCIES. EXISTING TRAFFIC VOLUMES LITTLE TRAFFIC VOLUME INFORMATION IS AVAILABLE WITH RESPECT TO THE LOCAL THOROUGHFARE SYSTEM. THAT WHICH IS AVAILABLE IS INFORMATION SUPPLIED BY THE MICHIGAN DEPARTMENT OF STATE HIGHWAYS AND TRANSPORTATION FOR LOCATIONS CLOSE TO ZIMMER ROAD, WILLIAMSTON ROAD AND AT THE EASTERN TRAILER PARK ALONG GRAND RIVER, ALONG WILLIAMSTON ROAD AT THE INTERCHANGE WITH 1-96. TRAFFIC VOLUMES, AS WOULD BE EXPECTED, AS WELL AS THE HIGHEST ARE ON GRAND RIVER AT THE INTERSECTION OF WILLIAMSTON ROAD OR PUTNAM STREET. VOLUMES ON GRAND RIVER AVENUE REACHED THE VICINITY OF 10,000 VEHICLES IN BOTH DIRECTIONS PER DAY. THE LOWEST VOLUME RECORDED WAS ALONG WILLIAMSTON ROAD ALONG THE INTERCHANGE OF 1-96. OTHER HEAVY VOLUMES OCCUR ALONG GRAND RIVER IN THE DIRECTION OF EAST LANSING, BRIDGE CROSSING OF PARTICULAR NOTE IN THIS SECTION ARE THE PROBLEMS AT PUTNAM STREET AND THE C&O RAILROAD, AND THE LIMITED CIRCULATION POTENTIAL TO NORTH WILLIAMSTON DUE TO THE SINGLE BRIDGE CROSSING ON PUTNAM STREET. THE SEVERITY OF THE SINGLE BRIDGE CROSSING SITUATION rs FURTHER AFFECTED BY THE DETERIORATED NATURE OF THAT PARTICULAR STRUCTURE. NEW BRIDGES QVER THE RED CEDAR RIVER ARE CONTAINED WITHIN THE TRANSPORTATION PLAN TO ALLEVIATE THIS PROBLEM AREA. 44 �MASS TRANSPORTATION WILLIAMSTON IS NOT PRESENTLY SERVED BY ANY BUS OR PASSENGER TRAIN SYSTEM. BUT WITH CONTINUALLY INCREASING ENERGY COSTS, THIS FORM OF TRANSPORTATION COULD BECOME A REALITY. THE CAPITAL AREA TRANSPORTATION AUTHORITY (CATA) HAS DONE FEASIBILITY STUDIES ON EXTENDING COMMUTER BUS SERVICE TO WILLIAMSTON. PRESENTLY THERE DOES NOT APPEAR TO BE MUCH OF A DEMAND FOR THIS TYPE OF SERVICE. ANOTHER POSSIBILITY, ALTHOUGH LONGER RANGE, WOULD BE COMMUTER TRAIN SERVICE BETWEEN LANSING AND DETROIT THROUGH WILLIAMSTON. LANDS EAST OF THE CITY LIMITS, BE ALONG THE RAILROAD TRACKS, SHOULD RESERVED FOR THIS POSSIBILITY. LAND FOR SERVICE BUILDINGS AND PARKING WOULD FIT IN LOGICALLY AS AN EXTENSION OF THE PRESENT INDUSTRIAL DEVELOPMENT ALONG THE RAILROAD. �i I I �INTRODUCTION WHAT WILL WILLIAMSTON BE LIKE IN 20 YEARS? VALUES BE PROTECTED? WILL THE PROPERTY WILL ESSENTIAL PUBLIC SERVICES BE AVAILABLE? WILL THERE BE ENOUGH PARK SPACE? THESE ARE JUST A FEW OF THE QUESTIONS WHICH THE CITY OF WILLIAMSTON PLANNING COMMISSION HAS BEEN GRAPPLING WITH. THESE AND MANY OTHER POINTS HAVE BEEN DISCUSSED, DEBATED AND ANALYZED IN DETAIL UNTIL THE PLANNING COMMISSION HAS DECIDED ON THE PLAN YOU ARE NOW READING. THE PLAN IS A TOOL TO GUIDE CITIZENS, DEVELOPERS AND DECISION- MAKERS WITHIN WILLIAMSTON ON WHEN AND HOW THE CITY SHOULD GROW. THE PLANNING COMMISSION HAS BEEN SENSITIVE TO AND RECOGNIZED THREE POINTS IN DEVELOPING THIS PLAN. FIRST, THE SUBSTANTIAL PUBLIC AND PRIVATE INVESTMENTS IN HOMES, BUSINESS AND SERVICES HAVE TO BE PROTECTED AGAINST ANY FORM OF DEGRADATION. FUTURE PUBLIC AND PRIVATE INVESTMENTS HAVE TO BE MADE IN THE MOST EFFICIENT MANNER. AND THIRDLY, WILLIAMSTON SHOULD CONTINUE TO BE AN ENJOYABLE AND COMFORTABLE PLACE IN WHICH TO LIVE AND GROW. THIS PLAN IS NOT SET IN CONCRETE--IT IS INTENDED TO BE FLEXIBLE IN ORDER TO MEET THE DYNAMIC CHANGES OF A GROWING COMMUNITY. IT OUTLINES AREAS WHERE NEW DEVELOPMENT COULD BE MOST ECONOMICALLY SERVICED WITHOUT ADVERSELY AFFECTING THE PHYSICAL ENVIRONMENT. THE PLAN INDICATES THE INTENSITY OF NEW GROWTH TO PROTECT THE EXISTING DEVELOPMENTS AND CHARACTERISTICS AND TO CREATE NEW NEIGHBORHOODS WHICH ARE SAFE AND ENJOYABLE. COMMERCIAL AND INDUSTRIAL GROWTH ALSO HAVE SPACE ALLOCATED FOR THEIR LOCATIONS• BESIDES THESE GENERAL POINTS, THE FOLLOWING DISCUSSION PRESENTS SOME OF THE MORE IMPORTANT FEATURES OF THE PLAN FOR WILLIAMSTON. FLOODPLAIN/GREENBELT THE APRIL, 1975 FLOOD CAUSED THOUSANDS OF DOLLARS OF DAMAGES TO HOMES AND BUSINESSES IN THE CITY. AN ACCURATE MAPPING FROM AERIALS DURING PEAK FLOWS IS AN INTEGRAL ELEMENT OF THE PLAN. THE INUNDATED AREAS ALONG THE RED CEDAR RIVER AND DEER CREEK SHOULD BE PROTECTED FROM URBANIZATION AT ALL COSTS. LAND USE ACTIVITIES LIKE McCORMICK PARK AND THE COUNTRY CLUB ARE EXCELLENT EXAMPLES OF USES WHICH FLOODPLAINS CAN ABSORB. 48 �FUTURE LAND USE PLAN PHASE Ir :!t~~~~r,~~~;~~!!:. .[JJ LOW DENSITY RESIDENTIAL fflil MEDIUM DENSITY RESIDENTIAL ■ HIGH DENSITY RESIDENTIAL fJjJ COMMERCIAL ~ INDUSTRIAL . ~.·.~-: .\ _.:·•.:_;:-~-~~.~~~ Iii INSTITUTIONAL ~ RECREATIONAL Ei?ITI OPEN SPACES OCTOBER 1976 WILLIAMSTON PLANNING �CONTIGUOUS DEVELOPMENT THIS PLAN IS BOTH A YEAR 2000 AND A MUCH LONGER RANGE PLAN. VACANT LANDS WHICH ARE ADJACENT TO DEVELOPED LAND SHOULD BE USED FIRST. THIS WILL SAVE TAX DOLLARS THROUGH INCREMENTAL EXTENSION OF SEWER, WATER AND ROAD IMPROVEMENTS. THE AREAS WHICH ARE DESIGNATED BY A "CROSS HATCHED" OVERLAY ON MAP 11 BE DEVELOPED □ NL Y (THE FUTURE LAND USE PLAN) SHOULD WNEN THE OTHER PROPOSED GROWTH AREAS ARE FILLED, THE FOLLOWING CHART (PROJECTED RESIDENTIAL LAND ALLOCATIONS) SHOWS HOW MUCH RESIDENTIAL GROWTH CAN BE ANTICIPATED BY THE YEAR 2000, THE PLAN MAP USES THESE ACREAGES FOR THE FIRST PHASE OF GROWTH PLACEMENT. THE SECOND PHASE, OR THE LONG-RANGE PLAN ELEMENTS, HAS A POPULATION-HOLDING CAPACITY OF AN ADDITIONAL 1,500 PEOPLE. THESE SECOND PHASE AREAS ARE INCLUDED ON THE PLAN MAP TO BRING CONTINUITY TO THE TOTAL DEVELOPMENT SCHEME OF THE AREA. IT IS POSSIBLE THAT SOME OF THESE SECOND PHASE AREAS WI LL DEVELOP PRIOR TO FIRST PHASE AREAS BECAUSE OF DEVELOPER CHOICE OR TOWNSHIP ACTION. BUT THESE SECOND PHASE AREAS, IF DEVELOPED, WILL HAVE TO BEAR THE COSTS OF PROVIDING SEWER AND WATER SERVICE CAPACITY TO "LEAPFROGGED" INNER LANDS. COMMERCIAL DEVELOPMENT THE FUTURE OF THE CENTRAL BUSINESS DISTRICT CCBD> IMPORTANCE TO THE CITY OF WILLIAMSTON. IS OF GREAT THE CBD IS IDENTIFIED AS "WILLIAMSTON" BY PEOPLE WHO LIVE ELSEWHERE. IT IS IN THIS AREA WHERE FAMILY SHOPPING NEEDS FOR GOODS AND SERVICES AND CITY ADMINISTRATIVE NEEDS MUST BE MET. IT IS ALSO THE LOCATION OF MANY SOCIAL ACTIVITIES, AND IN WILLIAMSTON THE CBO PROVIDES A LARGE PART OF THE TAX BASE. THE CBD HAS MANY ADJUSTMENTS TO MAKE IN THE PLANNING PERIOD. SUCCESS OR FAILURE IN CREATING AN INCREASINGLY ATTRACTIVE SHOPPI NG ' CENTER CAN AFFECT THE GROWTH RATE OF THE CITY ITSELF • . THE CBD HAS HAD DIFFICULTIES IN CHANGING TO MEET MODERN SHOPPING l DEMANDS. ITS SMALL STORES, NEED FOR INCREASED PARKING AND NEED FOR PRESENTING A MORE ATTRACTIVE SHOPPING LOCATION HAVE LED TO I~ COMPE::TITIVE DECLINE WITH NEWER SHOPPING MALLS. CITY BUSINESSMEN HAVE MADE CONSIDERABLE IMPROVEMENTS ON THEIR OWN, DO IT ALONE. 50 BUT THEY CANNOT �CITY OF WILLIAMSTON PROJECTED RESIDENTIAL LAND ALLOCATIONS DENSITY DWELLING UNITS/ NET ACRE 1 2 PROJECTED POPULATION PERCENTAGE POPULATION DISTRIBUTION 3 4 POPULATION PER DWELLING UNIT DWELLING UNITS 5 NET ACRES GRoss ACRES 6 7 PLAN DESIGN HIGH 8 232 20 2.6 89 11 • 1 13.9 16.7 MEDIUM 4 464 40 3.0 154 38.5 48. 1 57.8 Low 2 464 40 3.5 132 66.0 82.5 99.0 - 1, 160 100% - 375 115. 6 134.5 173.5 TOTALS (J1 ..... 1 WILLIAMSTON ZONING ORDINANCE 2 SEE POPULATION PROJECTION SECTION OF THIS DOCUMENT 3 DETERMINED BY WILLIAMSTON PLANNING COMMISSION 4 5 8ASED ON ANALYSIS BY THE TRI-COUNTY REGIONAL PLANNING COMMISSION PROJECT POPULATION NET ACRES= 1 DWELLING UNIT PER ACRE POPULATION PER DWELLING UNIT 6 7 GROSS ACRES= NET ACRES X 125% (ALLOWANCE FOR STREETS AND HIGHWAYS) PLAN ACRES= GROSS ACRES X 120% (EXPANSION AND CHOICE FACTOR FOR RESIDENTIAL LAND AREAS) �WILLIAMSTON HAS TO TAKE A STRONG STAND AND NOT ALLOW FURTHER COMMERCIAL DEVELOPMENT OUTSIDE THE CBD. THE PRESENT VACANCIES CAN BE FILLED BY SPECIALTY SHOPS, RESTAURANTS, OFFICES AND OTHER GENERAL BUSINESS ACTIVITIES. To MEET THESE NEEDS, THE PLAN CALLS FOR LIMITATIONS ON THE LOCATION OF COMMERCIAL ENTERPRISES. THE CONTINUED STRIPPING OF BUSINESSES ALONG GRAND RIVER AVENUE WASTES LAND, CAUSES TRAFFIC HAZARDS AND ADVERSELY AFFECTS THE AESTHETIC APPEAL OF THE COMMUN I TY. TO COMBAT THESE PROBLEMS THE PLAN CALLS FOR ALL NEW COMMERCIAL DEVELOPMENT TO OCCUR WITHIN THE CBO. THE EXISTING BUSINESSES OUTSIDE THE CBD WOULD CONTINUE TO OPERATE, BUT AS THEY BECOME OBSOLETE OR DESTROYED THE RESIDENTIAL LAND USE DESIGNATION WOULD OVERRULE THEIR RECONSTRUCTION, THIS WILL TAKE MANY YEARS TO REALIZE, BUT EVENTUALLY RESIDENTIAL STRUCTURES WILL REPLACE BUSINESSES OUTSIDE THE CBD AS THEY BECOME DEFUNCT. INQUSTRIAL DEVELOPMENT WILLIAMSTON HAS ADEQUATE LAND TO MEET ANTICIPATED INDUSTRIAL GRW0TH FOR MANY YEARS PAST THE YEAR 2000. EXISTING INDUSTRIAL AREAS WEST OF TOWN AND TWO TRACTS SOUTH OF THE RAILROAD HAVE BEEN DESIGNATED AS EXPANSION AREAS. IT SHOULD BE NOTED THAT THE CITY IS AT A COMPETITIVE DISADVANTAGE WITH LARGER URBAN AREAS FOR ATTRACTING NEW INDUSTRIAL DEVELOPMENT. THE MOST WHICH WILLIAMSTON CAN EXPECT IS POSSIBLE WAREHOUSING AND DISTRIBUTION OPERATIONS, SMALL MACHINETYPE SHOPS AND GROWTH OF EXISTING INDUSTRIES. ALTHOUGH THE CITY CANNOT EXPECT IMMEDIATE INDUSTRIAL GROWTH, IT SHOULD MAKE SURE THAT THE LAND IDENTIFIED FOR THAT PURPOSE BE PRESERVED. THESE AREAS SHOULD NOT BE ENCROACHED UPON BY OTHER TYPES OF LAND USE ACTIVITY. THE ECONOMIC VIABILITY OF THESE sJTES REQUIRES RELATIVE UNHAMPERED USAGE. HOMES OR BUSINESSES WITHIN THESE AREAS WOULD LIMIT OPTIONS TO INDUSTRIAL CONCERNS ON THEIR HOURS OF OPERATION, STORAGE NEEDS AND AESTHETIC CONCERNS. 52 �TRANSPORTATION PLAN ONCE IT HAS BEEN DETERMINED WHERE PEOPLE WILL BE LIVING, WORKING, AND SHOPPING, IT IS THEN POSSIBLE TO PLAN A ROAD SYSTEM WHICH WILL ALLOW THEM TO MOVE EFFICIENTLY BETWEEN THEIR DESTINATIONS WITH A MAXIMUM OF EASE AND SAFETY. SINCE ANY ROAD IS EXPENSIVE AND WILL BE A PERMANENT PART OF THE COMMUNITY, PLANNING HAS TO CONSIDER LONG-RANGE CIRCULATION AND CAPACITY NEEDS. TRAFFIC IN AND AROUND WILLIAMSTON WILL INCREASE IN YEARS TO COME. UNLESS IT IS PROPERLY HANDLED, THIS TRAFFIC WILL ADVERSELY IMPACT OTHERWISE DESIRABLE PARTS OF THE CITY. Too MUCH TRAFFIC IN THE CENTRAL BUSINESS DISTRICT WILL HAMPER SHOPPING AND POSE ADDITIONAL SAFETY PROBLEMS. INADEQUATE ACCESS WILL DIMINISH THE APPEAL OF OTHERWISE ATTRACTIVE RESIDENTIAL AREAS. A PROPERLY DESIGNED MAJOR ROAD SYSTEM WILL HELP DEFINE RESIDENTIAL NEIGHBORHOODS, COMMERCIAL AND INDUSTRIAL AREAS AND WILL MINIMIZE CONFLICTS BETWEEN THEM. MAP 11 CONTAINS THE TRANSPORTATION PLAN FOR WILLIAMSTON. IT IS DESIGNED TO LESSEN CONGESTION IN THE CENTRAL BUSINESS DISTRICT BY DIVERTING NORTH/SOUTH TRAFFIC. THE PLAN OPENS MANY AREAS TO THE SOUTH AND WEST OF EXISTING DEVELOPMENT. AND, THE PLAN DESIGNATES HOW EXTENSIVE THE ROAD IMPROVEMENTS WILL HAVE TO BE TO HANDLE ANTICIPATED DEMAND. THE PLAN DESIGNATES THREE CATEGORIES OF ROADS: .ERIMARY ROAD: A ROAD WHICH BRINGS TRAFFIC TO AND FROM PRINCIPAL TRAFFIC GENERATORS WITHIN THE CITY AND IMPORTANT RURAL ROUTES. WHILE PRIMARY ROADS ARE DESIGNED TO MOVE TRAFFIC, ALSO PERFORM A SECONDARY LAND SERVICE FUNCTION. THEY NORMALLY THUS, ALTHOUGH ABUTTING PROPERTIES WILL HAVE FREE ACCESS, PARKING AND LOADING HAVE TO BE RESTRICTED OR PROHIBITED TO IMPROVE CAPACITY. RIVER AVENUE IS THE ONLY PRIMARY ROAD IN THE PLAN. 53 GRAND �~ w NEW BRIDGE <t <t w w t- ~ ~' ,.__ ~I Ii ii SCALE ~ z z :) > <t Q. (D p, ......_ ....UJ z z I I\ uy17 1 CHURCH _ . II 0 I ]_ I · I POT MASS=TRANSIT ~NSFERSITE a:: w ~ - 1 WALLACE -- -, ii IL ii U J 'I N MAP NO. TRANSPOR/fATION PL . z ~ (/) - ~ <t :J _J i LINN ~~---- PROPO HIGHWAY PRIMARY MINOR ARTERIAL- - COLLECTOR - - - EXISTING :E 1400 2800 �MINOR ARTERIAL ROAD: MINOR ARTERIAL ROADS ARE DESIGNED TO CARRY THE INTERNAL TRAFFIC MOVEMENT WITHIN A DESIGNATED AREA SUCH AS A SUBDIVISION. THESE STREETS SHOULD NOT HANDLE LONG TRIPS AND ARE NOT NECESSARILY CONTINUOUS FOR ANY GREAT LENGTH. THE MAIN MINOR ARTERIAL ROADS WITHIN THE PLAN ARE WILLIAMSTON, ROWLEY ROWLEY EXTENDED TO ZIMMER) COLLECTOR ROADS: (AND AND LINN ROADS. COLLECTOR ROADS ARE PRIMARY DESIGNED TO SERVE ABUTTING PROPERTIES BUT THEY ALSO HAVE THE CAPACITY TO MOVE TRAFFIC IN AND OUT OF AN AREA. THE FOLLOWING CHART SUMMARIZES THE CROSS-SECTIONAL CHARACTERISTICS OF THESE ROAD TYPES. THE CHART ALSO INCLUDES THE REQUIREMENTS FOR LOCAL ROADS. TYPE;; NUMBER AND PARKING WIDTH OF RIGHT OF PAVEMENT TRAVEL LANES L8~1;;S WAY. WIQit! WIDTt! LOCAL 66 1 22'-24' COLLECTOR 66 1 34' 2 @ 12 MINOR ARTERIAL 86' 1 2 @ 12 ' 48' 4 @ 12 ' PRIMARY 100 1 -120' 44 1 10 ' 2 @ SIDEWALK IF PROVIDED 5 ' NONE IF PROVIDED 5 ' BARRIER 5 10 ' NONE CURB & GUTTER BARRIER t 5 t WIDER IN COMMERCIAL AREAS BARRIER OTHER HIGHLIGHTS OF THE TRANSPORTATION PLAN INCLUDE ANOTHER SORELY NEEDED RIVER CROSSING. IT IS PROPOSED THAT THIS OCCUR ONE AND A QUARTER MILES EAST OF THE PRESENT BRIDGE. THE ROADWAY FOR THIS BRIDGE WILL THEN HOOKUP TO RAILROAD ROAD AND ROWLEY ROAD. A COLLECTOR ROAD RUNNING EAST/WEST FROM ZIMMER ROAD TO MEECH IS ALSO PROPOSED TO OPEN UP THE SOUTHERN PART OF THE COMMUNITY. il1PLEMENTA TI ON IMPLEMENTATION OF ALL OF THE PROPOSED TRANSPORTATION IMPROVEMENTS WILL NECESSARILY REQUIRE NOT ONLY LOCAL INPUT BUT THE FULL COOPERATION OF THE INGHAM COUNTY ROAD COMMISSION, AS MUCH OF THESE FACILITIES WILL BE DEVELOPED PRIMARILY IN RURAL AREAS OR WILL BE 55 �SCALE 1400 0 J~ 2800 f;llrli]l .·,n!f ~ --.__ _________ I\ Ii II l~b1~ "'-~'.):i;/;-JN' (~QD;c;;!::J "){"!:}'. ~,-..;;::::,-. . ;:_ i~[t_ GRA~R flVER AVE. 0 ------ ----------- MAP 13 COMMUNITY FACILITIES - RECREATION (PAGES 35-37) (\?t:f;j\ ,:::3.~; >:,:· WATER SUPPLY SERVICE AREA ( PAGES 37-38) - TRANSFER SITE - SOLID WASTE ( PAGES 39-40) 0 ill;- 11~ I ~~ LINN 7 c ~ r I �MAJOR THOROUGHFARES. RIGHTS-OF-WAY, HOWEVER, SHOULD BE SET ASIDE AS LANDS ADJACENT ARE DEVELOPED FOR ANY PURPOSE. WHEREVER POSSIBLE, DEVELOPERS SHOULD BE REQUIRED TO BUILD THE NECESSARY FACILITIES. COMMUNITY FACILITIES THE FUTURE LAND USE PLAN MAP IS JUST ONE COMPONENT OF THE TOTAL PLAN FOR WILLIAMSTON. LAND USE TYPES. THAT MAP INDICATES THE LOCATION OF DIFFERENT MAP 12, THE COMMUNITY FACILITIES PLAN, INDICATES HOW THE DIFFERENT LAND USE TYPES SHOULD BE SERVICED. MAP 12 IS A COMPOSITE OF THE RECREATION, WATER AND GOVERNMENTAL BUILDING PLANS DISCUSSED IN THE SECTION OF THIS REPORT TITLED THE BUILDINGS. ONE SECTION IS DELETED AT THIS TIME THOUGH. THE PLAN FOR THE SEWER SYSTEM IMPROVEMENTS AND LOCATION OF NEW INTERCEPTORS IS BEING PREPARED BY CAPITAL CONSULTANTS OF LANSING. THEIR RECOMMENDATIONS WILL BE FORTHCOMING IN 1977 AND SHOULD BE INCORPORATED INTO THE PLAN AT THAT TIME. THE PREVIOUS SECTION DISCUSSED IN GENERAL WHAT THE PLAN IS ABOUT. THE FOLLOWING SECTION, GOALS AND POLICIES, IN WILLIAMSTON GETS QUITE SPECIFIC. FOR GUIDING DEVELOPMENT IT OUTLINES IN DETAIL WHAT TYPES OF PROTECTION HAVE TO BE AFFORDED DIFFERENT TYPES OF LAND USE ACTIVITIES, HOW LAND USE ACTIVITIES INTERRELATE, AND WHAT TYPES OF SERVICES DEVELOPMENT SHOULD RECEIVE. THESE GOALS AND POLICIES ARE TO BE USED IN CONJUNCTION WITH THE PLAN MAP TO JUDGE THE ADEQUACY OF PRIVATE DEVELOPMENT PROPOSALS OR ACTIONS WHICH THE CITY COUNCIL HAS TO TAKE IN EXTENDING PUBLIC SERVICES. 57 �DEVELOPMENT POLICIES WEBSTER'S DICTIONARY DEFINES POLICY AS "A DEFINITE COURSE OR METHOD OF ACTION SELECTED FROM AMONG ALTERNATIVES AND IN LIGHT OF GIVEN CONDITIONS TO GUIDE AND DETERMINE PRESENT AND FUTURE DECISIONS." PREVIOUS SECTIONS OF THIS REPORT HAVE HIGHLIGHTED THE EXISTING CONDITION OF DEVELOPMENT WITHIN WILLIAMSTON. THIS SECTION BEGINS THE PROCESS OF OUTLINING A COURSE OF ACTION TO GUIDE FUTURE DECISIONS AS THEY RELATE TO THE CHANGE AND GROWTH OF THE CITY. THE FIRST STEP IN THE PROCESS IS TO SET BASIC GOALS. THE WILLIAMSTON PLANNING COMMISSION ADOPTED FOUR BASIC GOALS IN GUIDING THEIR DECISIONS IN THE DESIGN OF THE PLAN. THEY ARE AS FOLLOWS: EFFICIENCY AND ECONOMY OF DEVELOPMENT - To ASSURE MAXIMUM BENEFIT TO THE PUBLIC FROM PUBLIC EXPENDITURES AND PRIVATE INVESTMENTS IN THE AREA THROUGH ECONOMICAL EMPLOYMENT OF RESOURCES, PREVENTION OF DUPLICATION AND WASTE, AND THE ENHANCEMENT OF PROPERTY VALUES. COOPERATIVE RELATIONSHIPS BETWEEN GOVERNMENTAL UNITS - ALL FUNCTIONS WHICH ARE NOT eFFICIENT AND ECONOMICALLY FEASIBLE FOR ONE LEVEL OF GOVERNMENT SHOULD BE SHIFTED TO THAT LEVEL MOST LIKELY TO INSURE THEIR OPERATION AND FULFILLMENT OF FUNCTION. ECONOMIC PROSPERITY - To ENCOURAGE GROWTH AND DIVERSIFICATION OF ECONOMIC ACTIVITIES TO ASSURE A PLEASANT, DESIRABLE AND ATTRACTIVE COMMUNITY IN WHICH TO LIVE, WORK AND PLAY. DEVELOPMENT PATTERN - PREVENT THE MISUSE OF LAND BY ESTABLISHING A PATTERN TO GUIDE FUTURE ORDERLY GROWTH AND DEVELOPMENT. (NONCONTIGUOUS DEVELOPMENT SHOULD BE CONTAINED AND DEVELOPMENT GUIDED INTO EFFICIENT SERVICE UNITS.) THE ABOVE GOALS PROVIDE THE BASIC FRAMEWORK FOR THE ACTUAL POLICIES ON WHICH THE PLAN IS DESIGNED. POLICIES ARE THE STATEMENTS WHICH SET FORTH THE DESIRABLE DEVELOPMENT PATTERN TO PROMOTE ORDERLY AND EFFICIENT USE OF THE LAND. THE POLICIES WHICH FOLLOW WILL THEN BE CONVERTED TO GRAPHIC FORM IN THE ACTUAL PLAN MAP. 58 ��h DEVELOPMENT AND ENVIRONMENT PROTECTING POLICIES RESIDENTIAL 1. RESIDENTIAL AREAS SHOULD BE LOCATED WITHIN RELATIVELY EASY ACCESS TO WORK, SHOPPING AND RECREATIONAL AREAS. - FURTHER, NEW DEVELOPMENT SHOULD BE CONTIGUOUS TO EXISTING DEVELOPMENT. 2. RESIDENTIAL LAND USES SHOULD COMPLEMENT AND ACCENT TOPOGRAPHY, SOILS, WOODLOTS AND OTHER NATURAL FEATURES. - TO PRESERVE SPECIAL TERRAIN FEATURES AS COMMON OPEN SPACE. - To PROVIDE FOR NATURAL DRAINAGE. - TO PRESERVE WETLANDS AND ACQUIFER RECHARGE AREAS. - To FORBID OBSTRUCTION OF FLOODWAYS AND FLOODPLAINS. - TO PRESERVE FENCE ROWS AND WOODLOTS. - THEREBY MAKING FOR MORE AESTHETICALLY PLEASING DEVELOPMENT AND REDUCING PUBLIC COSTS BY ALLOWING THE MATURAL FEATURES OF LAND TO ASSIMILATE RUNOFF. 3. RESIDENTIAL AREAS SHOULD BE DEVELOPED WITHIN THE PARAMETERS OF ZONING, SUBDIVISION REGULATIONS AND BUILDING CODES. - To INSURE PROTECTION OF PUBLIC HEALTH AND WELFARE. TO HELP BRING ABOUT THE PATTERN OF RESIDENTIAL DEVELOPMENT THAT IS DESIRABLE. - TO PROVIDE FOR A MINIMUM STANDARD OF QUALITY. - To INSURE THAT RESIDENTIAL LAND USES ARE COMPATIBLE WITH OTHER FUNCTIONAL USES OF LAND. 4. ALL RESIDENTIAL AREAS SHOULD BE PROVIDED WITH THE BASIC FACILITIES OF WATER, SEWER, SOLID WASTE DISPOSAL AND OTHER REQUIREMENTS TO PROMOTE THE HEALTH, SAFETY AND GENERAL WELFARE. - TO PREVENT POLLUTION OF WATER, SOIL AND GROUNDWATER. - TO REALIZE ECONOMIC UTILITY INSTALLATION. - TO MAKE OPTIMUM USE OF CENTRALIZED UTILITY SYSTEMS. 60 �(/' ~·,·:_ J \ : W.ArER ! \ '-' ____-··_-_-_- ---· ,:. SUPPL..Y " .. ,.,- - SEWA~E TREATMENT .STORM SEWE:.~ 5. ALL TYPES OF RESIDENTIAL DEVELOPMENT SHOULD BE PROVIDED, RANGING FROM LARGE LOW-DENSITY UNITS TO HIGH-DENSITY MULTIPLE-FAMILY USES, TO SATISFY AND ACCOMMODATE ALL ECONOMIC AND SOCIAL GROUPS WITHIN THE COMMUNITY. - To PRODUCE RESIDENTIAL AREAS WHICH POSSESS VISUAL DIVERSITY AND INTEREST. - To ENCOURAGE DEVELOPERS TO BUILD IN SUBSTANTIAL INCREMENTS WITH AN APPROPRIATE MIXTURE OF RESIDENTIAL BUILDINGS. 61 �INCOMPATIBLE LANO US€5, : : : ; : BRIG HT UQHT.S MDI - /~~ - ~~~1-U.i.J..J..U. .~~ . ~,-11r~T DfR111ll~++ NOISE Q. ~--~il13m 6. RESIDENTIAL AREAS SHOULD BE DESIGNED TO INTEGRATE COMPATIBLE LAND USES IN PROPER PROPORTION AND BALANCE, TO PROTECT AGAINST ACTIVITIES WHICH PRODUCE INCOMPATIBLE NOISE, DUST, ODORS OR HEAVY TRAFFIC. - To PROVIDE FOR NECESSARY SUPPORT LAND USES AT A SCALE SUITABLE TO THE RESIDENTIAL AREA. - TO PROVIDE FOR SCREENING OR SEPARATION OF NONCOMPATIBLE LAND USES WHEN CLOSE PROXIMITY CANNOT BE AVOIDED. - To PROTECT INDIVIDUALS FROM UNDUE FINANCIAL HARDSHIP DUE TO NEGATIVE LAND USE IMPACTS. COMMERCIAL 1. THE CENTRAL BUSINESS DISTRICT SHOULD BE ATTRACTIVE AND DESIGNED TO MEET THE MAJORITY OF GOODS AND SERVICE NEEDS FOR THE COMMUNITY. - TO PROVIDE A FOCUS FOR COMMUNITY ACTIVITIES. - To CONTINUE AND BUILD UPON THE ECONOMIC VIABILITY OF THE CBD, 62 �2. INCOMPATIBLE NONCOMMERCIAL USES SHOULD BE ELIMINATED OR NOT INCLUDED IN COMMERCIAL AREAS. - To PRESERVE THE COMMERCIAL CHARACTER AND MAINTAIN A FUNCTIONAL RELATIONSHIP WITHIN THE COMMUNITY. 3. COMMERCIAL AREAS SHOULD BE DEVELOPED IN SUCH A MANNER THAT THEY DO NOT HARM ADJACENT RESIDENTIAL AREAS. - To PROVIDE BUFFERS TO RESIDENTIAL AREAS. - TO SEPARATE OPERATIONS REQUIRING HEAVY AUTO ACCESS FROM AE~ID C fU1if'\\. A~f: A ·r o ~ .~PRi;5!iWA'-(' tN1"~RCHM}'-4i:.- INDUSTRIAL l. INDUSTRIAL SITES AND PARKS SHOULD BE LOCATED IN AREAS AFFORDING DIRECT ACCESS TO EFFICIENT TRANSPORTATION ROUTES. - To PROVIDE ALL TYPES OF INDUSTRIES WITH PLANNED AND STRATEGIC SITES WITHIN THE OVERALL EXISTING AND PROPOSED PATTERNS OF TRANSPORTATION AND LAND DEVELOPMENT. 63 �2. INDUSTRIAL SITES OR LOCATIONS WITH EXISTING UTILITIES OF POWER, WATER, SEWER AND SOLID WASTE DISPOSAL SHOULD FORM THE BASIS FOR DEVELOPMENT AND EXPANSION. - TO PROVIDE ADEQUATE PUBLIC PROTECTION AGAINST WATER AND AIR POLLUTION. - TO CONTROL SPECULATION AND PREMATURE DEVELOPMENT OF INDUSTRIAL SITES. r 3. BUFFER ZONES FORMED BY SOME COMBINATION OF OFF-STREET PARKING, COMMERCIAL USES, PARKS, OPEN SPACE OR AGRICULTURAL USES SHOULD SEPARATE INDUSTRIAL AREAS FROM RESIDENTIAL AREAS. - To PROVIDE FOR CONTIGUOUS AREAS OF SERVICE-RELATED LAND USES NECESSARY TO THE INDUSTRIAL FUNCTION. - To PROVIDE FOR THE REDUCTION OF IMPACTS WHEN ADEQUATE SEPARATION OF NONCOMPATIBLE LAND USE CANNOT BE AVOIDED. - TO PROVIDE A BETTER ENVIRONMENTAL SETTING FOR THE INDUSTRY AND ITS EMPLOYEES. 4. INDUSTRIAL USES SHOULD BE GROUPED TOGETHER IN SPECIFIC AREAS OR BELTS WITH ATTRACTIVE SITE PLANNING, LANDSCAPING, BUILDING, SETBACK AND COVERAGE CONTROLS. - TO PROVIDE AN AREA ADEQUATE FOR PLANNED SHARING OF UTILITIES. - TO PROVIDE AN AREA THAT PERMITS A REASONABLE RESERVE OF LAND FOR FUTURE DEVELOPMENT. - To PROTECT THE CAPITAL INVESTMENTS OF OCCUPANT INDUSTRIES FROM UNCONTROLLED DEVELOPMENT. - To PROVIDE GUIDELINES AND CONTROLS FOR IMPROVING AND MAINTAINING HIGH STANDARDS OF INDUSTRIAL DEVELOPMENT AND OPERATION. - TO INCREASE THE CHOICE OF SPACE AND LOCATION FOR THE SMALL INDUSTRIAL FIRM. TRANSPORTATION 1. TRANSPORTATION FACILITIES SHOULD BE DESIGNED TO PROVIDE THE MOST ECONOMICAL AND EFFICIENT MOVEMENT OF GOODS AND PEOPLE WITHOUT CONFLICT TO SURROUNDING LAND USES. 64 ) �- TO PROVIDE FOR SAFE AND EFFICIENT TRAFFIC MOVEMENT. - TO PROVIDE EASY ACCESS FROM MAJOR ROADWAYS TO COMMERCIAL AND INDUSTRIAL SITES. - TO MAKE THE BEST USE OF PUBLIC EXPENDITURES ON STREET FACILITIES. 2. MOTORIZED AND NONMOTORIZED CONFLICTS SHOULD BE MINIMIZED WITHIN RESIDENTIAL AREAS. - TO PRESERVE THE RESIDENTIAL CHARACTER OF THE AREA. - TO PROMOTE SAFETY OF LOCAL RESIDENTS. - TO PROVIDE FOR EASY ACCESS TO COMMUNITY FACILITIES. 3. THE UPGRADING, MAINTENANCE AND · REPAIRS OF THE TRANSPORTATION NETWORK SHOULD BE A CONSTANT PROCESS. - To INSURE THE USE OF STREETS FOR THE PURPOSES FOR WHICH THEY ARE DESIGNED AND BEST SUITED. - To INSURE A MINIMUM IMPACT ON LAND USES. - To ALLOW EFFICIENT AND ECONOMICAL IMPROVEMENTS AND EXPANSION. - To INSURE THE SAFETY AND CONVENIENCE OF USERS. 4. STREET DESIGN, PARKING AND LOADING FACILITIES SHOULD BE ADJUSTED TO FIT THE MOVEMENT, VOLUME AND CHARACTER OF TRAFFIC AND THE ADJOINING USE OF LAND, BOTH PRESENT AND FUTURE. - To MINIMIZE THE NEGATIVE IMPACT OF TRANSPORTATIONRELATED ACTIVITIES ON OTHER FORMS OF LAND USE. - To PROMOTE TRAFFIC SAFETY. - To ELIMINATE CONFLICTS WITH TRAFFIC ON LOCAL STREETS. INSTITUTIONAL l. INSTITUTIONAL FACILITIES SHOULD BE CENTRALLY LOCATED IN RELATION TO THE POPULATION THEY WILL SERVE. - To INSURE EASY ACCESS BY INDIVIDUALS BEING SERVED. - To ACT AS A FOCUS OF A NEIGHBORHOOD. 2• COMBINED SCHOOL, PARK AND RECREATIONAL FACILITIES SHOULD BE DEVELOPED. - To INSURE EFFICIENT LAND USE. - To REDUCE COSTS FOR LAND. - To REDUCE OVERALL MAINTENANCE COSTS. 65 �3. INSTITUTIONAL LAND SHOULD BE ADQUIRED OR RESERVED IN ADVANCE OF, OR IN CONJUNCTION WITH, THE DEVELOPMENT OF AN AREA. - TO INSURE THE AVAILABILITY OF SPACE FOR COMMUNITY NEEDS. - TO GUIDE GROWTH IN DESIRED DIRECTIONS. RECREATION AND OPEN SPACE 1. ALL MAJOR PARK AND OPEN SPACE LAND USE SHOULD BE COORDINATED ON A REGIONAL BASIS TO INTEGRATE AN INTERLOCKING NETWORK. - TO PROVIDE FOR A MIXED CHOICE OF RECREATIONAL ACTIVITIES. - TO REDUCE TOTAL PUBLIC COSTS. 2. VALUABLE AND IRREPLACEABLE NATURAL RESOURCES SHOULD BE PROTECTED THROUGH THE USE OF PARK AND OPEN SPACE LAND ALLOCATIONS. - TO PRESERVE NATURAL RESOURCES AND AMENITIES. 3. PRESERVATION OF SCENIC OR HISTORICAL SITES SHOULD BE A PRIME FUNCTION OF PARKS AND OPEN SPACE. - TO PRESERVE FEATURES AND ARTIFACTS OF SIGNIFICANCE TO THE COMMUNITY'S HISTORY AND CULTURE. - TO PRESERVE NATURAL AMENITIES. 66 �PLAN IMPLEMENTATION A PLAN WITHOUT A STRATEGY TO IMPLEMENT IT WILL NOT BE REALIZED. THIS SECTION OF THE WILLIAMSTON PLAN LOOKS AT ACTIONS THE CITIZENS, PLANNING COMMISSION AND CITY COUNCIL CAN TAKE TO COMPLIMENT THE RECOMMENDATIONS OF THE PLAN. PLAN IMPLEMENTATION THROUGH EDUCATION PLANNING COMMISSIONS HAVE THE UNIQUE POWER UNDER MICHIGAN LAW OF BEING ABLE TO SPEND FUNDS FOR EDUCATIONAL PURPOSES. THE PREPARATION OF BROCHURES AND INFORMATION BULLETINS ON WHAT THE PLAN MEANS FOR LOCAL CITIZENS WOULD BE OF VALUE TO HEIGHTEN AWARENESS AND RECEIVE INPUT ON PLANNING COMMISSION RECOMMENDATIONS. PLAN IMPLEMENTATION THROUGH ZONING THE TRADITIONAL METHOD OF IMPLEMENTING LAND USE PLANS IS THROUGH THE POWER OF ZONING FOR USE, HEIGHT, AREA AND BULK REQUIREMENTS. THE PLAN SHOULD BE USED TO GUIDE RE-ZONINGS OF UNDEVELOPED LANDS. ANOTHER ASPECT WHICH THE PLANNING COMMISSION SHOULD CONSIDER IS "DOWN-ZONING" PROPERTIES WHICH ARE NOT IN CONFORMANCE TO THE PLAN. OF PARTICULAR CONCERN IS THE STRIP OF COMMERCIAL ZONING ALONG GRAND RIVER AVENUE. THE LAND AREA DESIGNATED WITHIN THE CENTRAL BUSINESS DISTRICT CC80) IS ADEQUATE TO MEET THE NEEDS OF COMMERCIAL EXPANSION FOR THE NEXT TWENTY-FIVE YEARS. THE COMMERCIAL ASPECT OF THE PLAN WILL NEVER BE REALIZED IF THE INDISCRIMINATE LOCATION OF BUSINESSES IS ALLOWED TO CONTINUE OUTSIDE OF THE CBO. A RE-ZONING OF THESE LANDS WOULD NOT CONSTITUTE AN ORDER TO STOP PRESENT BUSINESSES. THEY WOULD BE ALLOWED TO CONTINUE AS NONCONFORMING USES. THE MAIN RESTRICTION IMPOSED BY NONCONFORMING USE STATUS IS NO EXPANSION OF OPERATION AND THE REVERSION OF PROPERTY TO RESIDENTIAL STATUS IF THE OPERATION CEASES FOR A PERIOD OF TIME OR IS DESTROYED. PLAN IMPLEMENTATION THROUGH FLOODPLAIN REGULATIONS AND INSURANCE THE CITY IS PRESENTLY ELIGIBLE FOR FLOOD INSURANCE UNDER THE EMERGENCY PHASE OF THE NATIONAL FLOOD INSURANCE PROGRAM CNFIP) 67 �SPONSORED BY THE DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT. RESIDENTS OF FLOODPRONE AREAS CAN PURCHASE SUBSIDIZED INSURANCE TO PROTECT THEMSELVES AND THEIR PROPERTY AGAINST FLOOD DAMAGES. THE NEXT PHASE OF NFIP WILL ASSIST IN THE IMPLEMENTATION OF THE PLAN FOR WILLIAMSTON. NFIP REQUIRES THAT AN ACCURATE DELINEATION OF THE FLOODPLAIN OCCUR CONCURRENTLY WITH THE ADOPTION OF STRICT FLOODPLAIN DEVELOPMENT REGULATIONS IN ORDER TO CONTINUE THE CITY'S ELIGIBILITY FOR FLOOD INSURANCE. PLAN IMPLEMENTATION THROUGH CAPITAL IMPROVEMENT PROGRAMMING CAPITAL IMPROVEMENT PROGRAMMING CCIP) CAN BE ENVISIONED AS SHORTRANGE PLANNING. A CIP ASSESSES THE FUTURE NEEDS AND PROGRAMS; A FIVE- TO SIX-YEAR SCHEDULE FOR IMPROVEMENTS TO STREETS, STORM AND SANITARY SEWERS; WATER SERVICES, FIRE PROTECTION, RECREATIONAL SPACE AND OTHER COMMUNITY FACILITY NEEDS. THE CIP IS AN IMPORTANT IMPLEMENTATION TOOL DUE TO ITS ASSESSMENT OF CITY BUDGETARY CONSTRAINTS AS THEY RELATE TO ACCOMMODATING GROWTH. IT ALSO ESTABLISHES THE MOST DESIRABLE ECONOMIC SEQUENCE REQUIRED TO FULFILL PLAN OBJECTIVES. PLAN IMPLEMENTATION THROUGH COST/BENEFIT ANALYSIS NEW DEVELOPMENT GENERATES TAX DOLLARS BUT IT ALSO COSTS THE CITY MONEY TO SERVICE THEM. THE CITY SHOULD TRY TO ENCOURAGE DEVELOP- MENT WHICH WILL BALANCE TAXES RECEIVED WITH DOLLARS EXPENDED. THE TRI-COUNTY REGIONAL PLANNING COMMISSION HAS AVAILABLE A TOOL TO ASSESS COSTS OF PROPOSED DEVELOPMENTS, CALLED THE URBAN DEVELOPMENT COST/REVENUE MODEL. THIS MODEL WILL PROGRAM OUT THE COSTS OF CITY SERVICES (POLICE, FIRE, SEWER, WATER AND ROADS) FOR ANY KIND OF DEVELOPMENT OVER A TEN-YEAR PERIOD. TAXES RECEIVED, THEN BY ESTIMATING THE THE MODEL WILL HELP THE CITY TO DETERMINE IF THEY WILL BREAK EVEN OR GENERATE A BUDGET EXCESS OR DEFICIT. THIS TOOL, WHEN USED IN CONJUNCTION WITH THE CIP, WILL OPEN MANY PRESENTLY UNKNOWN VARIABLES WHEN EVALUATING DEVELOPMENT PROPOSALS. 68 �PLAN IMPLEMENTATION THROUGH PERIODIC REVIEW AND EVERY PLAN HAS TO ANTICIPATE CONTINGENCIES. AMENDMENT CONDITIONS MAY CHANGE AT ANY TIME WITH RESPECT TO THE ASSUMPTIONS UPON WHICH THE PRESENT PLAN IS BASED. To MEET THESE CONTINGENCIES A THOROUGH REVIEW OF THE PLAN SHOULD BE TAKEN EVERY FOUR OR FIVE YEARS. THIS REVIEW SHOULD INCLUDE EVALUATING HOW EFFECTIVELY THE PLAN HAS BEEN USED, CHANGES IN DEVELOPMENT PATTERNS, CHANGES IN POPULATION AND A PHILOSOPHICAL EVALUATION OF THE PLAN INTENT TO INSURE THAT IT IS MEETING THE ASPIRATIONS OF THE RESIDENTS OF WILLIAMSTON. FINALLY, SOMETIMES THE PLAN HAS TO BE AMENDED. IF SOMEONE PROPOSES A DEVELOPMENT ON A PARCEL OF LAND NOT DESIGNATED FOR WHAT HE HOPES TO DO, THE PROPOSAL SHOULD NOT BE DISMISSED IMMEDIATELY. THE FOLLOWING FACTORS SHOULD BE CONSIDERED BEFORE MAKING ANY DECISION, DOES THE PROPOSAL FIT THE INTENT AND SPIRIT OF THE PLAN? DOES THE PROPOSAL MEET REQUIREMENTS SPECIFIED IN THE POLICY PLAN SECTION? WHAT IMPACT WOULD THE PROPOSAL HAVE ON ADJOINING PROPERTIES? IF THE PROPOSAL MEETS THE ABOVE CRITERIA AND CAN BE SERVICED EFFICIENTLY, THE PLANNING COMMISSION MAY WISH TO AMEND THE PLAN. ONE NOTE OF CAUTION--IF THE PLAN IS TO BE AMENDED, MAKE SURE THE SECTION OF THE PLAN MAP AROUND THE PROPOSED SITE IS RE-EVALUATED, BECAUSE MODIFICATIONS MAY HAVE TO BE CONSIDERED. 69 ��A ER SICS MBI G , AD ICHI AN HO SING CARA Y~ TI ZATI WI IAMSTO, FACILITIE U E 2,60 86 y 2 IT 2,60 3 1 3 3 .e AC HER AO 6 CY STATU 5 57 U I RUCTUR I 1 2 R MORE M ILE H ME R TRAILER R o 254 5 0 M R U IT CC lED ERO CUPIED R ITS OCCP ER D TER 0 ITS ID ED G FAC. �GENERAL HOUSING CHARACTERISTICS FINANCIAL WILLIAMSTON, VALUE SPECIFIED OWNER OCCUPIED $ 5,000 LESS THAN $ 5,000 TO $ 9,999 $10,000 TO $14,999 $15,000 TO $19,999 $20,000 TO $24,999 $25,000 TO $34,999 $35,000 OR MORE MEDIAN MICHIGAN 534 7 77 149 135 91 59 16 $16,000 529 WITH ALL PLUMBING FACILITIES 6 $ 5,000 LESS THAN 75 $ 9,999 $ 5,000 TO 148 $10,000 TO $14,999 134 $19,999 $15,000 TO 91 $24,999 $20,000 TO 75 MORE OR $25,000 $16,100 MEDIAN 73 CONTRACT RENT SPECIFIED RENTER OCCUPIED LESS THAN $30 $ 30 TO $ 39 $ 40 TO $ 59 $ 60 TO $ 79 $ 80 TO $ 99 $100 TO $149 $150 OR MORE No CASH RENT MEDIAN WITH ALL PLUMBING FACIL. LESS THAN $40 $ 50 TO $ 59 $ 60 TO $ ':"/9 $ 80 TO $ 99 $100 TO $149 $150 OR MORE No CASH RENT MEDIAN 251 7 10 23 44 43 66 39 19 $96 232 6 19 43 43 64 39 18 $98 �SCHOOL INVENTORY FACILITY MEMORIAL ELEMENTARY GRADES RIVERVIEW ELEMENTARY K-2 3-5 MIDDLE SCHOOL HIGH SCHOOL ST MARY'S SCHOOL 6-8 9_;_12 1-6 YEAR BUILT 1950 1968 1929 1961 1959 ADDITIONS 2: 1959 1961 NONE NONE NONE NONE ACRES IN SITE N OF CLASSROOMS N OF PORTABLE CLASSROOMS TOTAL CAPACITY OF TEACHERS 10-COMBINEDSITE 10 30 5 20 18 20 21 6 0 0 3 5 0 555 400 461 602 200 6 (16 WITH PLAYFIELD) 14 FULL-TIME 2 PART-TIME 23 FULLTIME 23 3 PARTTIME 23 FULLTIME 6 5 PARTTIME STUDENT/TEACHER RATIO POLICY 25:1 25: 1 2 5: 1 25:1 25 STUDENT/TEACHER RATIO ACTUAL 25:1 1 7: 1 21 : 1 21: 1 22:1 PERCENTAGE OF STUDENTS BUSSED 95% 95% 55% 30% LIBRARY FACILITIES YES YES YES YES YES MULTI-PURPOSE SPACE YES YES No No YES GYMNASIUM YES YES YES YES No CAFETERIA YES YES YES YES YES N 74 r 1 �A. POPULATION PROJECTION METHODOLOGY THE POPULATION PROJECTIONS USED IN THIS STUDY ARE BASED ON U.S. BUREAU OF CENSUS □ BERS SERIES E FOR THE COUNTY CONTROL TOTALS AND AN INTERNAL COUNTY DISTRIBUTION FORMULA BASED ON GROWTH RATE WITHIN THAT MINOR CIVIL DIVISION FOR TWO TIME FRAMES. THE FOLLOWING OUTLINES THE PROCEDURE IN A SEQUENTIAL ARRANGEMENT. PROJECTIONS FOR EACH SUCCEEDING DECADE ARE DONE BY FIRST CALCULATING THE RATE AT WHICH THE MCD (MINOR CIVIL DIVISION) INCREASED (OR DECREASED) IN POPULATION OVER THE THREE-YEAR PERIOD FROM 1970 TO 1973. THE CENSUS POPULATION IS USED FOR THE 1970 NUMBER AND ESTIMATES ARE USED FOR THE 1973 NUMBER. THE RATE OF INCREASE FOR EACH MCD IS: 1973 POPULATION - 1970 POPULATION MCD MCD WITH A CEILING .17 FLOOR .015 1970 POPULATION MCD ALSO EACH MCD RATE OF GROWTH IS SUBJECT TO MINIMUM AND MAXIMUM CONSTRAINTS. THIS HAS THE EFFECT OF TEMPERING ANY EXTREMES THAT MAY HAVE EXISTED IN THIS THREE YEAR PERIOD, BUT UNLIKELY TO CONTINUE IN THE FUTURE. NEXT THE RATE AT WHICH EACH OF THE COUNTIES INCREASED IN POPULATION OVER THE THREE-YEAR PERIOD FROM 1970 TO J973 IS CALCULATED: 1973 POPULATION - 1970 POPULATION COUNTY COUNTY RCOUNTY = 1970 POPULATION COUNTY *FLOORS AND CEILINGS ARE INSERTED ON THESE GROWTH RATES TO MODIFY ANY RAPID GROWTH OR EXTREMELY SLOW GROWTH IN PAST. ALSO SPECIAL CONSTRAINTS ARE PLACED ON LANSING CITY, LANSING TOWNSHIP, AND DELHI TOWNSHIP DUE TO ANNEXATIONS. 75 �RATIOS ARE THEN SET UP, GIVING THE GROWTH DURING THE 1970-1973 PERIOD FOR EACH MCD RELATIVE TO THE GROWTH OF THE COUNTY IN WHICH IT IS CONTAINED. THESE QUANTITIES ARE THE K'S. R _MCD R COUNTY SECONDLY, SIMILAR RATES OF INCREASE AND RATIOS ARE CALCULATED FOR THE TEN-YEAR PERIOD FROM 1960 TO 1970 USING THE CENSUS POPULATION FIGURES. THE RATE AT WHICH EACH MCD INCREASED DURING 1960-1970 IS: = 1970 P OPULATION - 1960 POPULATION _ _ 1960 POPULATION WITH A CEILING .50 FLOOR 07 • SIMILAR CONSTRAINTS (ALTHOUGH LARGER BECAUSE OVER TEN YEAR INSTEAD OF THREE YEAR PERIOD) ARE PLACED ON RMCD AS WAS PLACED RMCD. ALSO THE RATE AT WHICH EACH OF THE COUNTIES INCREASED DURING 1960-1970 IS: 1970 POPULATION - 1960 POPULATION 1960 POPULATION RATIOS ARE THEN SET UP GIVING THE GROWTH OF EACH MCD DURING 1960-1970 PERIOD RELATIVE TO THE GROWTH OF THE COUNTY IT IS CONTAINED. IN WHICH THESE QUANTITIES ARE DEFINED ASK. KMCD = _R~M~C~D;.__ __ RCOUNTY THIRD, THE TWO RATIOS KMCD AND KMCD FOR EACH MCD ARE WEIGHTED BY THE EQUATION: RATIOMCD = 3 KMCD + 10 KMCD 13 76 �THE WEIGHTS ARE PLACED ACCORDING TO THE YEAR SPAN FOR WHICH EACH RESPECTIVE RATIO REPRESENTS. FOURTH, THE COUNTY CONTROL TOTALS CCC DEC.N) DERIVED FROM THE COHORT-SURVIVAL METHOD ARE USED TO PROJECT COUNTY GROWTH RATES CCR) FOR EACH DECADE. THESE ARE CALCULATED BY <CCPEC N+l - CCDEC cc N> DEC N FIFTH, THE PROJECTED GROWTH RATE FOR EACH MCD OVER A DECADE RELATIVE TO THE COUNTY IN WHICH IT IS CONTAINED CRPGMCD, DEC N) IS CALCULATED: RPG MCD, DEC N = SIXTH, RATIOMCDCCRCOUNTY) THE PROJECTED POPULATION (POP.) FOR EACH SUCCEEDING DECADE IS CALCULATED: POP.MCD, DEC N +1 = CRPGMCD, DECN +l) X CPOP.MCD, DEC N) WHEN N=l POPULATION ESTIMATES 1973 SEVENTH, THE SUM OF THE PROJECTED POPULATIONS OF ALL MCD'S FOR EACH COUNTY AND FOR EACH DECADE IS CALCULATED: TOTCOUNTY, DECN = PoP.MCD 1. DEC N + POP.MCD 2, DEC N + . EIGHTH, • . POP.MCDM, DEC N THE PROJECTED PROPORTION OF THE COUNTY FOR EACH MCD FOR EACH DECADE IS CALCULATED: POP PROPMCD, DEC N = Mcp. TOT COUNTY 77 �FINALLY TO FIND ADJUSTED POPULATION CADJ POPMCD)THE PROJECTED PROPORTION IS MULTIPLIED BY THE PROJECTED COUNTY CONTROL TOTALS THAT WERE DERIVED BY THE COHORT-SURVIVAL METHOD. ADJ POPMCD = 78 PROPMCD, DECN X CC DEC N �A COMPREHENSIVE D VELOPMEN FOR LAN HE CITY OF WIL IAMSTON, MICHIGAN OCT BER, 1976 PLANNING COMMISSION MEMBERS WHO PARTI IPATED IN THE COLLECTION AND PREPARATI F DATA FOR THE PAN 197 1973 LLOYD HAMLIN, CHAIRMAN GLORIA ALEXANDER, SECRETARY VICTOR HOGG KEITH HONEY ELWOOD LANOIS WALTER POSEY DRU ROEHM DEAN SANDELL DON ZENAS HAM I , CHAI MA HONEY, VIC CHAIRMAN EN R TAR R G SARAH H ET ER ELW D I WAT R EY DEAN SA LL RAY WATKl S 1976 1975 LLOYD HAMLI , CHAIRMAN KEITH Ho EY, VIE CHAIRMA DON ZENAS~ SECRETARY EDMUND ALCHIN RAYMOND 8ACHMA ELWOOD LANDI WALTER POSEY DEAN SANDELL RAY WATKINS MA A A WA DEA CITY A CITY COUNCIL WAYE BL SEY LLOYD HAMLIN VICTOR HOGG FRED JAMIESON DRU ROEHM INISTRATORS 1976 197 RAYMOND BA MA, MAYR JAMES SEAT N, MAYR PRO TM SA RAY WA RAY WATKIN, CITY MANAGER ORIA ALEXANDER, CITY CLERK/ TREA URER MILTON STEFFES, ASSE OR ELLI WYGANT, PUBLIC W RKS 5 PERINT DENT STEVEN HUGHE, WASTEW TER TREATMENT PANT SUPER! TN RAYMOND M KING, CHI POLIC G � 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 Williamston_Comprehensive-Development-Plan_1976 Creator An entity primarily responsible for making the resource City of Williamston Planning Commission, City of Williamston, Ingham County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1976-10 Title A name given to the resource City of Williamston Comprehensive Development Plan Description An account of the resource The City of Williamston Comprehensive Development Plan was prepared by the City of Williamston Planning Commission with the technical assistance of Tri-County Regional Planning Committee and Land Planning and Design Association in October 1976. Contributor An entity responsible for making contributions to the resource Tri-County Regional Planning Committee (consultant) Land Planning and Design Association (consultant) Subject The topic of the resource Comprehensive plan publications Williamston (Mich.) Ingham 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/2130b43ad7b95e69b6c123da820b4054.pdf 47a1238105366771f33aea234e130c2f PDF Text Text 1 MASTER PLAN WHEATFIELD TOWNSHIP INGHAM COUNTY, MICHIGAN WHEATFIELD TOWNSHIP PLANNING COMMISSION ADOPTED MARCH 25, 1976 l 1 �TABLE OF CONTENTS INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 GOALS ................................................................ 2 WHEATFIELD TOWNSHIP RESIDENTIAL BUILDING PERMIT STATISTICS ........ 3 WHEATFIELD TOWNSHIP POPULATION AND LAND USE NEEDS ................ 4 WHEATFIELD TOWNSHIP POPULATION ..................................... 5 ROAD NETWORK MAP DESCRIPTION ....................................... 6 ROAD ETWORK MAP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 ACRICULTURE MAP DESCRIPTION ........................................ 8 AGRICULTURE MAP..... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 SEPTIC TANK L1MITATIONS MAP DESCRIPTION ............................ 10 SEPTIC TANK LIMITATIONS MAP ......................................... 11 EXISTING ZO I G MAP ................................................. 12 THE MASTER PLAN DESCRIPTION ........................................ 13 IMPLEMENTATION ..................................................... 14 THE MASTER PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 ACKNOWLEDGEMENTS ................................................. 16 �INTRODUCTION The formation of sets of goals and policies is of the utmost importance in guiding future growth and development in Wheatfield Township. Both goals and policies are expressions of how Wheatfield Township desires to develop and give direction to future land uses. As ideals, they are not necessarily obtainable, hut they indicate a direction to he followed. Policies are statements setting forth means or approaches in obtaining goals. The planning process also offers the opportunity for substantive citizen involvement. Plans cannot he formulated without policies. A basic premise of any Land Use Plan is that the land use arrangements are based upon logical developmental goals. The purpose of this Master Plan is to preserve and use the land of the township to the best of its ability. The greatest resource the township has is agricultural land. This must he preserved for the future of generations to come and not let haphazard urban sprawl clutter or destroy it. Moreover, ill management of development, can only lead to costly consequences. Prime Agricultural Land Maps, as well as Soil Permeability Maps and others should be • used as guides. The potential of good soils exists even though poor management may spoil the appearance. Although some soils may not fit certain types of crops and may not he included on agriculture land maps, research with soil maps should he made before permitting land near or in agricultural areas to be permanently taken out of agricultural use. -1 - �GOALS 1. Efficiency and Economy of Development - To assure maximum benefit to the public expenditures and private investments in the township. 2. Balanced Land Uses - To provide for the best use of the land for immediate and long-range needs. The land use element should permit a well balanced land use pattern capable of meeting present and future agricultural, residential, commercial, industrial, and public needs. 3. Rational Development Pattern - To prevent the misuse and waste of land by e tablishing a pattern lo guide future orderly growth and development. Urbanization should be contained and guided to prevent encroachmenl within prime and good agricultural land. 4. Agricultural Areas - To preserve existing prime and good agricultural lands. 5. Residential Areas - To provide residential areas with a desirable development. 6. Commerce - To provide for commercial development where it is economically feasible to provide goods and services. 7. Industry - To provide for wc> U-Jocated industrial sites with room for expansion. 8. Recreation - To provide recreational areas and facilities. 9. Resources - To protect groundwaters. 10. Environment - To preserve country living. 11. Coordination - To provide coordination between the local plan and plans of adjacent govenmental units. -2- �WHEATFIELD TOWNSHIP RESIDENTIAL BUILDING PERMIT STATISTICS YEAR NEW UNITS TOTAL 1956 1957 1958 1959 8 2 4 4 1956-59 1960 1961 1962 1963 1964 1965 1966 1967 1968 1969 4 5 7 5 9 9 9 17 17 6 1960-69 1970 1971 1972 1973 1974 1975 8 18 + 1 duplex 30 14 13 10 18 88 -3- 1970-75 95 �WHEATFIELD TOWNSHIP POPULATION AND LAND USE NEEDS PROJECTIONS 1975-1985 (BASED ON ANNUAL GROWTH RATE 3.2%) (base year) 1975 1980 1985 1350 1550 1800 400** 460 540 3.38 3.35 3.32 TOTAL ADDITIONAL HOUSEHOLDS REQUIRED 60 85 LOW DENSITY 40 55 MEDIUM DENSITY 20 30 TOTAL ADDITIONAL RESIDENTIAL AREAS REQUIRED 120A 180A LOW DENSITY (ABO VE I ACRE) l00A 140A 20A 40A COMMERCIAL I00A I60A INDUSTRY 130A 180A YEAR 1970 POPULATION 1177* HOUSEHOLDS 325* POPULATION PER HOUSEHOLD 3.8* MEDIUM DENSITY (FRACTION OF ACRE) * Community Profile and Data Book--Tri County Planning Commission ** Building permits records--Wheatfield Township -4- �e 2700 ,, WHEATFIELD TOWNSHIP POPULATION I I I 2500 I I I I I I I I I I 2000 ,, , 1500 , ,, , , , , ,, , , , I JI 2050 , , / ~ JI 1550 ~ 1177 1000 500 0 1950 1960 1980 1970 -5- 1990 2000 �ROAD NETWORK MAP In this map, broken lines were used to denote gravel roads. All gravel and unsurfaced public roads in the township are county local roads. Surfaced roads are county primary roads and are denoted by thick lines. Surfaced roads are county secondary roads when denoted by thin lines. -6- �WHEATFIELD TOWNSHIP COUNTY ROAD -NETWORK - - - -- -~ ·-- -· .\ C&oRR if: I 4 -z ! LINN I 1 2 I /. \ 8 7 I 1-96 9 NOBLE ~ -:....- ;;,r )> r b 18 16 s: 0 z \ Q 1 14 ~ lJ /' 0 / \ HOLT 19 20 21 ;' 22 24 FROST )) N 28 29 ) ' I 27 ••• •1 25 1 •. a. 0 "' ;j WALDO s: m C I_ - CD :0 )> :0 7' 0 )> z ~ CD :0 I 31 ··· ..., ·1 Q · J2 r m -< J) ~ -< )> s: CJ) -7- ~ i I z SECONDARY GRAVEL ( \ PRIMARY - i )b -I 0 ■- () !:: I HOWELL m m r )5 -~~ I �AGRICULTURE MAP All areas inside the solid lines (very best) have been recognized as excellent lands for agriculture. Dark areas have been recognized as good land by the state and Soil Conservation Service. In identifying all of these lands, slope, natural drainage, and natural fertility were considered. As a matter of township policy, prime and good agricultural areas should be reserved for agricultural use whenever possible. -8- �WHEATFIELD TOWNSHIP AGRICULTURE LAND I I '' t ••' I I I t I !I II J1 I I I ~ GOOD PRIME -9- �SEPTIC TANK LIMITATIONS MAP The ratings for this map were based on Soil Conservation Service engineering property interpretations for each soil type. This rating system emphasizes the upper 2 feet of the horizon and the natural topographic setting of the soil. The shaded areas represent moderate limitations for the use of septic tank systems. The open areas represent severe limitations for the use of septic tank systems. Since our township depends heavily on septic tanks for proper waste removal, this map is very important in considering future building. -l 0- �WHEATFIELD TOWNSHIP SEPTIC TANK LIMITATIONS I 8 7 18 '/ J/ HOLT -11- - MODERATE D SEVERE I . - . • �WHEATFIELD TOWNSHIP ZONING -- - -- ·-- ---·• I • .,..-r-,,1.....- . - ~ 1 - - - -1- -~ ~ I • I •' 1-96 10 I ..... . I • • )> ...... I ; ~ ~ I s: 1r J to I lJ 14 I • 16 I f s I ..............------. I I 22 ........ - FROST - • - - I 4'I - - ~ . . . . . . - - - - . ! J1 ::0 ::0 0 J2 7' r m • JJ -< )> z L_ DENNIS to C ~; ~ ~ - -~ -◄ I► • -< ).5 f ~ ffl RESIDENTIAL BLUE I ~ r r )> s: -i 0 ' AGRICULTURE Low density residential ---~---~.------, U) ' '' HOWELL D - .(• I / 'I WALDO m - 25 J 28 s: . --- ' 'I '' z RESIDENTIAL GREEN COMMERCIAL LIGHT INDUSTRIAL -12- s:! ~I 'I �THE MASTER PLAN The Master Plan of Wheatfield Township is based on the numerous criteria previously discussed in this study, including: 1. Development Goals, 2. Population Trends, 3. Existing Land Use, 4. Traffic Patterns, 5. Economic Considerations, and 6. Ecological Constraints. A goal of Wheatfield Township is to encourage the preservation of agricultural land, by discouraging the development of "marginal land" and the splitting of large parcels into small parcels which wast6 land. Therefore, agricultural lands would allow only one living unit per twenty or more acres. Low density residential lands would allow one living unit per one acre or more. Medium density residential lands would allow one living unit per fraction of one acre. -13- �IMPLEMENTATION This plan will be a successful guide for the future development of Wheatfield Township only if it is continually used in the decision-making process of citizens, developers, and the Township. Upon approval of this plan, the Township Board has the power to implement the Plan through the passage of ordinances and the expenditure of public funds. There are basically five steps to take in implementing the Plan which are generally: land use controls, financial aids, general government programs, intergovernmental cooperation, and citizen participation. The Plan should be implemented through the use of Zoning. The adoption of the revised Zoning Ordinance is essential as the present ordinance is outdated and provides little protection for township property owners from new development, or little guidance to developers desiring to build within the Township. Consideration should also be given to adopting Subdivision Regulations for regulating the design of new subdivisions which can be expected in the years ahead. Subdivision roadway frontage and lot sizes should allow cluster plan and townhouse development. Also, living units should not be more than two stories high. The Township, through its participation in federal grant programs and its expenditure of funds for public improvements, can encourage certain types of development in the desired areas of the township. For example, several federal grant programs provide for acquisition of park and open space land desired by township residents. The Township must also recognize its role in the region and the County and continue to cooperate with other governments conducting programs affecting township residents. Finally, the Plan will only be successful if Township residents get behind it and support its goals and suggestions for improved community living conditions. -14- �WHEATFIELD TOWNSHIP MASTER PLAN - C& 0 II R"---- . . ?~:: +zf~-r.c:0·7 .. .... .. ::::::.. ~: :·:: r _,........ •· --t ~: ~ .. - i - - - ... _.___.__..... . 111 I I I I HOLT I I. t Ilic) I .... , I I / I l _! L,,,' .... • ... - I I \ .... .-a i I ~ ... --; WALDO )1 I l EEt3 PRIME AGRICULTURE LAND lLlJ COMMERCIAL D LOW DENSITY RESIDENTIAL - LIGHT INDUSTRY □ MEDIUM DENSITY RESIDENTIAL EE;:) t:Qf" MOBILE HOME PARK RECREATION -15- �ACKNOWLEDGEMENTS The following sources were helpful in developing this plan : Wheatfield Township Land Use Information System, prepared for Wheatfield Township Planning Commission by Roger E. Springman United States Soil Conservation Service, Ingham County District Office, Mr. Larry Tripp Present Wheatfield Township Planning Commission members, Keith L. Haynes, Chairman, Mary E. Price, Secretary, John T. Fryer, Jerome F. Gilles, and James A. Small Past Wheatfield Township Planning Commission members -16- � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Wheatfield-Twp_Master-Plan_1976 Creator An entity primarily responsible for making the resource Wheatfield Township Planning Commission, Wheatfield Township, Ingham County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1976-03-25 Title A name given to the resource Master Plan Description An account of the resource The Master Plan for Wheatfield Township was prepared by the Wheatfield Township Planning Commission and was adopted on March 25, 1976. Subject The topic of the resource Master plan reports Wheatfield Township (Mich.) Ingham 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/c757028e2d4000c836eee42d1b8b0b2f.pdf eb70f7cfa5c949ba978f604f65fe3a3a PDF Text Text THE WESTLAND PLAN �THE WESTLAND PLAN June, 1983 I Prepared by: Gerald Luedtke and Associates, Incorporated 100 Renaissance Center, Suite 3303 Detroit, Michigan 48243 Telephone (313) 259-0800 �TABLE OF CONTENTS PLANNING DETERMINANTS AND ISSUES 2 Historical Development 2 Population 3 Existing Land Use 8 Regional Setting 14 PLANNING ELEMENTS 15 Residential Development 16 Retail, Service and Office Development 27 Industrial Development 34 Transportation 39 Parks and Open Space 46 Community Facilities 52 LAND USE POLICIES 60 Residential Development Policies 60 Retail, Service and Office Development Policies 61 Industrial Development Policies 63 Parks and Open Space Policies 64 FUTURE LAND USE PLAN 66 URBAN DESIGN GUIDELINES 76 �r LIST OF TABLES Page Table 1: Population in Nankin Township and the City of We~tland 7 Table 2: Age Structure 7 Table 3: Change in Land Use 12 Table 4: Existing Land Use-1982 13 Table 5: Land Use Distribution-Year 2002 74 �LIST OF MAPS MAP 1: HOUSING CONDITIONS MAP 18 MAP 2: LOCATION OF UNPAVED ROADS 20 MAP 3: EXISTING LAND USE MAP 4: FUTURE LAND USE PLAN (Map 3 and Map 4 are located in the pocket, inside the back cover.) �r . • Planning Determinants and Issues �PLANNING DETERMINANTS AND ISSUES Historical Development The history of the City of Westland can be traced back to the 1820 1s, when it was a part of Bucklin Township. In 1829, Bucklin Township was split and Nankin Township was formed. Between 1835 and 1927, portions of Nankin l Township were split off to form the communities of Livonia, Inkster, Wayne, and Garden City. The remainder of Nankin Township was incorporated as the City of Westland in 1966. • During its first 100 years, Nankin Township stayed almost entirely rural. One of the earliest settlers to the area, the Reverend Marcus Smith, migrated from New York in 1825 and took on a dual career as a circuit preacher and farmer. Another prominent settler, George M. Johnson, operated a hotel on the Old Sauk Trail, which runs through the City of Wayne. The two early settlements in Nan kin Township, Schwartzburg and Perrinsville, were centered around water-powered sawmills on the Rouge River. Perrinsville became a center of economic activity with a chair and cabinet shop, a blacksmith, two wagon shops, two general stores, and two hotels. By 1860, the population in Perrinsville had grown to 2,400, but the boom period was cut short ten years later when the railroad bypassed Perrinsville and was built through the Village of Wayne instead. Wayne became the center of economic activity and Nankin Township saw little development until the 1920's. The first wave of suburban residentiaf and commercial development occurred along the boundaries of Nankin Township in the l 920's. Development accelerated in the l 940's when the Federal government constructed 1, 900 homes in the township to house workers for the Willow Run bomber plant. Responding to this growth, the township adopted its first building code and zoning ordinance in 1943. After the war, Nankin Township continued to develop as primarily a residen- _ tial suburban community. The installation of sewer and water service in the 1950's spurred the development of several residential subdivisions, including the Tonq uish Subdivision, which covered 1,300 acres and provided 20,000 new honrnsites. In 1965, the 870, 000-square-foot Westland Shopping Center was opened in northcentral Nan kin- Township. The township successfully prevented attempts by neighboring communities to annex the northcentral portion of the township, and in 1965 the residents approved a referendum to incorporate as the City· of Westland. Although the pace of residential and commercial development has levelled off in the past decade and some industrial growth has occurred on the west side of the city, Westland is still predominantly a residential community with a strong commercial base. 2 �Population Population growth in Westland has occurred in cycles, generally corresponding to cycles of regional economic growth. A rural settlement pattern was predoIPinant in Westland (Nankin Township) until the 1920's, when the first surge of residential development occurred. By 1930, the population had reached 17,357 (see Table 1). Population growth levelled off in the 1930's and 1940's, reflecting the impact of the Depression and World War II. A latent· demand for housing and substantial growth in the regional economy spurred a tremendous increase in housing development and population growth in the 1950 1s. Between 1950 and 1960, the population of 30,407 almost doubled to 60,743 residents. The rate of growth had already begun to level off in the 1960's, and a peak . population of about 87,000 residents was recorded in the early 1970's. The 1980 Census revealed that Westland had experienced a population decline of about 2. 4 percent over the previous decade, resulting in a population of 84,603. The decrease in population in Westland can be attributed to the combination of a weak economy, smaller household size, and out-migration. Because of the weak regional economy and high interest rates, record low totals of new residential construction have been recorded in Southeast Michigan. In 1982, only 13 permits for new single-family construction and no permits for multiple-family construction were issued in the City of Westland. With little new housing construction, there is no basis for additional population growth in the city. The weak economy and corresponding decrease in employment opportunities may also be a cause for population decline in Westland. In recent years, residents from throughout southeast Michigan have migrated to other parts of the state or country where employment opportunities are greater. Additional migration out of Westland is related to the aging housing stock and housing deterioration, particularly in the southeast part of the city. The extent of out-migration is reflected in 1980 Census figures, which revealed that 915 housing units, or about three percent of the city's total housing stock, was unoccupied. The 1980 Census also indicat_ed that smaller hou,sehold size accounts for some decline in population. In 1970, there were 3. 76 persons per household in the City of Westland. In 1980, there were only 2. 91 persons per household, a decrease of 0.85 persons per household. This decrease alone could account for a population decline of approximately 19,600 people, based on a total 1970 household count of 23,030. Apparently, the increase of 6,018 households in the 1970's offset a much greater population decline. Based on the age structure of the population and the experience of similar communities, the decrease in persons per household will probably continue, reaching a low of about 2. 6 to 2. 7 persons per household. The implications of the population decrease are reflected in the age structure of the population (see Table 2). Between 1970 and 1980, 3 �large decreases were recorded in the under 5 age group and in the 5 to 20 age group,_ which consists of school-age children. A proportionally smaller decrease was recorded in the 30 to 44 age group. In the short run, these figures indicate that school enrollments will probably continue to decline, and educational, recreation and other services oriented toward younger age groups may not be used to their capacity. In the long run, the age structure figures indicate that fewer people will be moving into the income-generating age groups in future years. Thus, _there will be less demand for goods and services and the revenue base for various taxes and government charges will be smaller. The age structure analysis reveals a substantial increase in the over 65 age group, which is usually composed of retired people who generate modest incomes. An increase was also recorded in the 45 to 64 age group, which consists of individuals who will be moving into the retirement category within the next twenty years. Based on these statistics, a substantial increase is foreseen in the demand for goods and services for elderly residents.I Smaller housing units, improved public transportation, medical and nutrition services, and suitable recreation opportunities are among the most important needs of elderly residents. Even though the age structure indicates that Westland's population is getting older, the population is young compared to the county and the state as a whole. The median age in Westland is 27. 6 years, compared to 28. 8 years in Michigan, and 29. 4 years in Wayne County. The future population of Westland depends on the local and regional economy, future land-use patterns, and social patterns that govern family size. A stronger economy and expanding employment opportunities are the most important factors necessary to reverse the decline in population in Westland. Industrial development within Westland and throughout southeast Michigan would create new employment opportunities and attract new residents. A corresponding increase in · new housing construction on the 1, 700 acres of vacant residential land . would encourage migration of new residents into Westland. The decrease in population could be further offset by a reversal in the decline in household size and retention of greater proportion of residents who are reaching adult age and setting up new households. The Southeast Michigan Council of Governments (SEMCOG) has projected Westland's population as a part of its Version 80 Small Area Forecast. The Small Area -Forecast is based on local land-use plans and policies, modified to account for potential sewer service, protection of agricultural and environmentally-sensitive lands, increased investment in housing rehabilitation, and planned highway improvements. SEMCOG forecasts little change in Westland's total population through 1990. The population is then forecast to increase from 84,725 in 1990 fo 92,910 in the year 2000. These forecasts are based on a steady increase in total households, reaching a total of 37,648 households in the year 2000. In the same period, household size is expected to decrease steadily to 2. 47 _persons per household by the year 2000. 4 �- -- -- - ·----·--· - ------ ··---- -- The SEMCOG estimates of future population assume that almost eighty percent of the land in the city will be developed by the year 2000. Since parks and floodplains occupy about twenty percent of the city's land area, it appears the SEMCOG estimate is based on development on nearly all buildabl~ land. The concept of holding capacity is an important consideration in projecting the population of Westland when completely developed. According to the Future Land-Use Plan, approximately 1,2)) acres of land are designated for additional single-family residential development, ·-and approximately 360 acres of land are designated for additional multiple - family residential development. As indicated by the calculations below, if all of this acreage is developed, the population of Westland could increase by_ 17,400 to 26,300 residents, depending on the density of development and number of persons per household. · Residential DeveloEment Options Acres Option 1: Low Density I Large Household SF MF Dwelling Units Per Acre 1,200 360 3.5 7.4 People Per Dwelling Unit Residents 3.3 2.1 13,860 5,594 TOTAL Option 2: Low Density/ Small Household SF MF 1,200 360 3.5 7.4 12,600 4,795 3.0 1.8 TOTAL Option 3: High Density/ Large Household SF MF 1,200 360 4.7 10.2 SF MF 1,200 360 4.7 10.2 1-7-86 Dwelling units per acre are based on proposed zoning ordinance standards, as adjusted for land allocated to public rights-of-way and parks. 5 26,323 16,920 6,610 3.0 1.8 TOTAL Note: 17,395 18,612 7,711 3.3 2.1 TOTAL Option 4: High Density I Small Household 19,454 23,530 �Even though new residential development will provide Westland with several thousand additional residents, the base population could decrease as a result of smaller household size. If household size decreased to 2. 6 persons per household, the base population could decrease to 75,521 persons. With a base population of 75,524 persons, the holding capacity of Westland when fully developed could range between 92,919 and 101,s,g7 persons, depending on the density and household size of future development. If the existing base population of 84,603 persons remains level, the holding capacity of Westland could range between 101,998 and 110,926 persons. 1-7-86 6 �TABLE 1 POPULATION IN NANKIN TOWNSHIP AND THE CITY OF WESTLAND Percent Increase Po:eulation 1920 5,801 1930 17,357 +199.2% 1940 24,070 + 38.7% 1950 30,407 + 26. 3% 1960 60,743 + 99.8% 1970 86,725 + 42.8% 1980 84,603 - Source: 2.4% U.S. Bureau of Census TABLE 2 AGE STRUCTURE 1970 Under 5 years of age 5 - 20 years ~1 - -2 9 years 30 - 44 years 45 - 54 years 55 - 64 years 65 years and older 1980 9,987 (11. 5 %) 6,190 ( 7. 3%) 29, 65i (34.2%) 24,397 (28.9%) 14,185 (16. 3%) 15,666 (18. 5%) 18,087 (20.9%) 17,009 ( 20. 1 %) - - 7, 389 ( 8. 5%) 9,074 (10. 7%) 4,073 ( 4. 7%) 6,209 3. 375 ( 3. 9%) 6,058 ( 7. 2%) Median age 27.6 Source: U.S. Bureau of Census 7 7. 3%) �Existing Land Use Westland is a predominantly residential community, with older densely developed neighborhoods; new, more spacious subdivisions, and vast tracts of open space and parkland. A total of 31. 9 percent of the city's land area is occupied by residential uses. Single- and two-family development is concentrated generally on the easterly and southwesterly sections of the city. Multiple-family and condominium developments constitute about 3; 8 percent of all residential land area. Most of the multiple-family developments are located in the northcentral and northwest sections of the city. Retail, office, service, and other uses occupy 4. 9 percent of the city's land area. The Westland Shopping Center and surrounding retail and office establishments form the commercial core of the city. Wayne Road, Ford Road, Warren Road, and Middlebelt Road are major commercial corridors in Westland. A variety of commercial uses are located along these thoroughfares, including shopping centers and department stores that serve the entire city. and neighborhood shopping centers and convenience stores that serve primarily the surrounding neighborhoods. Industrial uses are concentrated generally along the Chesapeake and Ohio Railroad on the west side of the township. Approximately 3. 0 percent of the city's land area is occupied by industrial uses and recently developed industrial parks. Governmental buildings, schools, hospitals, cemeteries, fire stations, public works yards, and similar public uses constitute about 9. 0 percent of the total land area in the city. The Wayne County General Hospital and Eloise complex are included as pub°llc land in Westland. Another 1.1 percent of the land is occupied by semipublic uses, such as churches and church-affiliated schools. Parkland occupies 8. 6 percent of the land in Westland. The Middle and Lower Rouge Parkways, the William P. Holliday Park, and Central Park are the major parks in the city. Public transportation rights-of-way occupy approximately 13. 4 percent of the city's land area. Approximately 97. 6 percent of the transportation rights-of-way is occupied by streets and roads, and 2. 4 percent of the rights-of-way is occupied by the Chesapeake and Ohio Railroad. Agricultural, woodlands, anci vacant lands occupy about 24. 3 percent of the land area in Westland. Agricultural and vacant lands are concentrated in the northwest section of the city. Changes in Land Use. During the past two decades, there has been continued development of all types of land use in the City of Westland. According to a land use survey which was completed in 1961 for the Comprehensive Plan for Nankin Township, 6,315 acres of land were either vacant or being used for agriculture. By 1982, only 3,188 acres of vacant or agricultural land remained. · 8 �Much of the vacant or agricultural land has been converted to public land. In the past _two decades, the city's governmental complex was developed on Ford Road, and the William P. Holliday Park was designated in the northwest section of the city. The amount of public and park land in Westland increased 118 percent, from 1,056 acres in 1961 to 2,302 acres in 1982. The amount of residential land increased by over thirty percent between 1961 and 1982. New, single-family residential development occurred primarily in the southwest section of the city, and as infill in existing residential areas in the southeast and northeast parts of the city. The amount of single-family residential land increased by 18. 8 percent, from 3,515 acres in 1961 to 4,175 acres in 1982. A substantial amount of new, multiple-family residential development occurred throughout the city in the past two decades, with several large apartment complexes in the northwest and northcentral parts of the city. Multiple-family residential land increased from a mere 32 acres in 1961 to 492 acres in 1982. Since 1961, more extensive commercial development has occurred along the city's major thoroughfares, and a strong commercial core has developed, focused on the Westland Shopping Center. A large proportion of the city's retail, office, and service establishments are located along the major commercial corridors, particularly Wayne Road, Ford Road, and Merriman Road. The total amount of commercial land in Westland has increased 332 percent since 1961, from 149 acres to 643 acres. In recent years, an industrial core has developed along the Chesapeake and Ohio Railroad in the southwest and west central sections of the city. Four industrial parks have been developed near the railroad. In the past two decades, this amount of ind us.t rial land has increased 127 percent, from 174 acres in 1961 to 396 acres in 1982. In the past two decades, the amount of land allocated to rights-of-way for streets and roads increased by 11. 8 percent, from 1, 566 acres in 1961 to 1751. 2 acres in 1982. Local subdivision streets in single-family neighborhoods account for two-thirds of all public rights-of-way. Analysis of Existing Land Use. The visual and functional form of the city is defined by certain prominent physical characteristics, such as geographic features,· image-creating elements, over utilized areas, underutilized areas, transitional areas, and controversial areas. The middle and lower branches of the Rouge River are the most prominent geographic features in Westland. These rivers affect patterns of land use and circulation in the city. Another prominent physical element that affects land use and circulation is the Chesapeake and Ohio railway, which crosses the southwest corner of the city. The visual form of Westland is defined by certain image-creating elements; which are significant because of their physical appearance, location, or function. The Westland Shopping Center is a major imagecreating element because it is the primary focus of commercial and social 9 �activity in the city. Open space areas, including the Middle and Lower Rouge Parkways, t~e William P. Holliday Park, and Central Park are important image-creating elements because they are recognized as places where residents can enjoy the outdoor environment and participate in various forms of recreation. The municipal/education complex in the center of the city is significant because it is the focus of cultural and governmental activity and related public services. The Eloise complex is an important image-creating element because of its historic and functional significance. Overutilized and underutilized parts of the city are areas where the land is not being used as efficiently as possible. Overutilized areas include the high-density residential neighborhoods in the southeast section of the city and the compactly-developed commercial corridors. In the southeast section of the city, older residential areas were developed at excessively high densities with narrow streets. The concentration of activity in these areas is now beyond that which can be comfortably accommodated by the streets, parks, and other public facilities. Along the city I s commercial corridors, such as Ford and Wayne Roads, overutilization has resulted in traffic safety problems, parking deficiencies, and accelerated physical deterioration. Underutilized areas in Westland include vacant lands that have never been developed and developed land with buildings that are not being used to their full potential. Underutilized areas represent opportunities for major residential. commercial, and industrial development. The Eloise complex is the most apparent underutilized area in the city . Only a few of the 32 buildings in this complex are being used, and inspection by county officials has revealed that most of the buildings could not be renovated in a cost-effective manner. The largest expanse of underutilized land in the city is comprised of vacant land in the west and northwest parts of the city. The largest single parcel of underutilized vacant land is located south of the Eloise complex, between Merriman and Henry Ruff Roads. Another underutilized area involves the public housing complexes in the southeast section of the city. Several units in the public -housing complexes are boarded up or vacant. A number of areas in Westland are in a state of transition, in which the existing development is 1:5eing replaced with ·new uses. Several commercial corridors, including Ford Road, Merriman Road south of Cherry Hill, Warren Road, and Middlebelt Road are in a state of transition, resulting in the gradual replacement of residential uses with commercial and service uses. The industrial sector on the west side of the city is in a state of transition, resulting in the replacement of incompatible mixed land uses with industrial uses. Changes in land use and planning policy often result in controversy. Transitional areas are often the focus of controversy because the most appropriate use is -not often readily apparent during the gradual transitional period. In addition to the transitional areas, the City of Westland 10 �contains several other controversial areas: The undeveloped areas in the northwest part of the city. Pressures for commercial and residential development exist in this area.. However, sewer and water facilities are not available and there is no internal road network. The Eloise complex. The deteriorating Eloise complex is a visually unattractive, underutilized area. A decision by Wayne County on the future use of this property is required before its full development potential can be realized. The undeveloped city-owned land west of Henry Ruff. Various development options have been considered for the vacant city-owned land located between Henry Ruff and Merriman Roads in the southeast leg of the city. A proposed mobile home development has been approved along the eastern side of the land parcel. The residential area located between Annapolis and Van Born Roads. The portion of the city is located in the flight path of Metro Airport. Development financing is difficult to obtain because of the stringent noise abatement criteria. Because of delinquent taxes, the city owns many properties in the area. Vacated school buildings. Declining enrollments have forced the closing of several schools, including Washington Elementary and Tinkham Elementary Schools. The most appropriate use for these buildings has generated considerable debate, especially in the neighborhoods in which they are located. Merriman Road corridor, south of Cherry Hill. Pressure to replace existing residential uses with office and commercial development exists along this segment of Merriman Road. The undeveloped area north of Glenwood and east of John Hix. The potential exists in this area for · high-quality residential development, complementary to the residential development to the south, in the City of Wayne. The area bounded by· Forest , Hiveley, Alvin and Avondale. The use of this area is in question because it is landlocked and streets have not been constructed. West of Wayne Road, between Ford and Marquette. Although single-family uses are predominant west of the ·c ommercial frontage, debate has focused on multiple-family development as a possible use for this area. ·· 11 �TABLE 3 1 CHANGE IN LAND USE Area in Acres 1961 Residential Single-Family Multiple- Family Area in Acres 1982 Change 1961-1982 Acres Percent 3, 515 32 4,175.1 492.3 +660.1 +460.3 +18.8 +1438.0 Commercial 149 643.3 +494.3 +331. 7 Industrial 174 395.9 +221. 9 +127. 5 1,056 2,302.1 +l,246.1 +118. 0 278 137. 5 -140. 5 -50. 5 Agricultural and Vacant 6,315 3,187.6 -3,127.4 -49. 5 Public Rights-of-Way 1,566 1,751.2 +185. 2 +11. 8 Public and Parks Semi-Public - Sources: 1982 Land Use Survey by Gerald Luedtke and Associates, Incorporated, and the Mankin Township Comprehensive Plan, 1963. 12 �TABLE ~· EXISTING LAND USE - 1982 Area in Acres Percent of Total 4,175.1 31. 9 492.3 3.8 643.3 4.9 395.9 3.0 1,175.5 9.0 137.5 1.1 1,126.6 8.6 3,187.6 24.3 1, 751. 2 13.4 13,085.0 100.0 Residential Single-Family Residential (includes Two-Family and Mobile Homes) / Multiple-Family Residential Commercial Retail, Office, and Service Industrial Industrial Parks, Individual Parcels Public Governmental Buildings, Schools, Cemeteries, Public Works Yards, Hospitals Semi-Public Churches, Church-Affiliated Schools Parks County and City Parks, Playgrounds Agriculture, Vacant Cultivated Land, Woodland, Land Not in Use Thoroughfares Rights-of-Way for Streets, Road, Railroads Total Source: 1982 Land Use Survey by Gerald Luedtke and Associates, Incorporated. Based on field verification of SEMCOG aerial photography and Westland Planning Department records of zoning, multiplefamily dev·e lopments, schools, and public land uses. 13 �Regional Setting Westland is located at the westerly edge of the Detroit metropolitan area, midway between Detroit and Ypsilanti. Except for a few industries, residential and commercial development have been predominant in the growth of Westland and surrounding communities. Industrial development in the region has traditionally been concentrated to the east in Detroit, Dearborn, and the downriver area. Growth in this region generally reflects movement outward from a core centered along the Detroit River. Thus, the oldest and most developed communities are located to the east of the city. Garden City and Inkster are completely developed cities with aging neighborhoods and decreasing populations. The City of Wayne, located south of Westland, is one of the oldest cities in the area. The City of Wayne was developed with a well-defined industrial core and downtown, surrounded by residential neighborhoods. The City of Livonia, located to the north, developed more recently in a time span comparable to Westland's primary development period. Livonia's development pattern has been influenced by the I- 96 and I-275 expressways and the Chesapeake and Ohio Railroad line which cross through the city. Unlike most communities in the area, Livonia has successfully developed a large industrial district extending along the expressway and railroad routes. In the past decade, the westerly edge of intensive residential development in the region has extended into Canton Township and other communities on the west side of the county. With the construction of I-275 expressway, residents on the western edge of Wayne County have quick access to employment centers in Livonia, Detroit, and elsewhere in the metropolitan area. As a result. Canton Township experienced a population increase of over 300 percent between 1970 and 1980. 14 �Planning Elements Ii �RESIDENTIAL DEVELOPMENT Residential Development Pattern The development of Westland's residential neighborhoods occurred in cycles, generally corresponding to growth in the economy and population. The first surge of residential development occurred in the 1920's along the periphery of Westland (Nankin Township) and along certain major thoroughfares, particularly Wayne Road. In the 1940 1s, the Federal government constructed about 1,900 homes in the southeast section of the township to house workers in the Willow Run bomber plant. In response to the latent demand for housing following the war, housing construction increased tremendously in the 1950 1s and continued at a steady pace through the 1960's. Although single-family housing slowed considerably in the 1970's, the construction of new multiple-family housing added several thousand dwelling units to the city's housing stock. Approximately 4,670 acres, or about 36 percent of the total land area in Westland is presently occupied by residential uses. This represents an increase of over 1,100 acres compared to residential acreage in 1960. About 89 percent of the total residential acreage is occupied by single-family, two-family, and mobile home uses. Single-family neighborhoods are spread throughout the city, except in sparsely developed areas on the west side of the city. Apartments, townhouses, and other multiple-family uses occupy the remaining 11 percent of the residential acreage. Multiple-family uses are generally located in the northern section of the city, south of the Westland Shopping Center, and surrounding the municipal offices and Central City Park. A total of 56 apartment complexes or buildings are located in the city, three of which are subsidized by the Federal government. Three high-rise apartment buildings for elderly residents are located in Westland: Westgate Towers, Central City Pa~k Towers, and · Greenwood Villa~ Acco:rding to the 1980 Census, there are 29,048 housing units in Westland. This figure represents· an increase of 6,018 units (26- percent) over 1970, and an incr ease of 15,871 units (120 percent) over 1960. According to these figures, almost 55 percent of the housing has been built since 1960. Almost 30 percent of the housing was constructed in the years 1950 to 1959. Only about 16 percent of the city's housing was constructed before 1950. Aside from the multiple-:- family developments, the subdivisions that were developed in the 1930's and 1940's are the most densely developed residential areas in Westland. For example, the older subdivisions on either side of Wayne Road and on the north side of Ford Road, west of Wayne Road,. were developed at a net density of approximately 5. 3 dwelling · units per acre. The highest residential density in the city, ranging between 6 and 8 units per acre, exists south of Palmer Road, between Wildwood and Merriman. Single-, two-family, and multiple-family units 16 I - - - - - - - - �were developed on narrow lots in this part of the city, contributing to the high dwelling unit density. Subdivisions developed in the 1960's and 1970's were generally constructed at a net ·density of about 4. 5 to 4. 7 dwelling units per acre. For example, the subdivisions north of Warren Road, between Merriman and Middlebelt Roads, and north and south of Avondale between Muir and Merriman Roads were developed at a density of about 4. 7 units per acre. A few recentiy-constructed subdivisions, such as the subdivision located west of Newburgh between Palmer and Cherry Hill Roads, were developed at densities approaching 4 units per acre. The density of residential development in Westland is not excessive compared to other urban communities. Although Westland's high density neighborhoods are generally the most deteriorated, the deterioration is related to other factors besides density, including age of the housing, quality of construction, and the quality of streets, sewers, and other public facilities. Residential Development Issues The future viability of Westland's neighborhoods depends on the continuing effort of property owners, residents, and the city to address the issues related to neighborhood and housing deterioration. Six key residential development issues have been identified in Westland which are described below: 1. Housing Condition. A complete survey of housing conditions in Westland was completed by Gerald Luedtke and Associates, Incorporated in March, 1983. Residential areas were classified into one of five housing condition categories, as shown on the Housing Conditions map and described as follows: Category 1: Housing in sound condition. Category 2: Housing in generally sound condition, but a few structures require minor repair (such as painting, window repair, brick repainting, porch repair). Category 3: Housing requires minor repair. Category 4: Housing generally requires minor repair, but a few structures require major repair (such as, major foundation repair, replacement of unsound walls or porches, window replacement, roof replacement, major chimney repair). Category 5: Housing requires major _repair. Based on the housing conditions survey, it is estimated that 80 to 85 percent of the housing in Westland is in sound GOndition or 17 �'llll~ Ill @.•1. M"~~~i:i-~ '"-.:·-ij·~ -:-t~~~),.J !~fl F'ord Road ----- Scale in feet AN Glenwood 0 600 Map1 Housing Conditions Map "'i3 a: Legend ~W,~~~ Sound Condition Wh Generally sound, some minor repair required .t C :,: C "E ·;: ,. , . :E Minor repair required g m I Generally requires minor repair, some major repair Major repair required CERAID WEDTKE AND ASSOCIATES. INCORPORATED - - -- - - - -- - - - --- 1800 3600 �requires only minor repair. Housing that has been developed in the last three decades generally shows little deterioration. However, as indicated on the Housing Conditions map, five residential areas require attention because of an accelerated state of housing deterioration. These five areas, which generally encompass the oldest neighborhoods in the city, are in the following locations: The southeast corner of the city, between Inkster and Middlebelt Roads. South of Palmer Road, between Wildwood and Merriman Roads. East and west of Wayne Road, south of Avondale Road and also between Cherry Hill and Hunter Roads. The northeast corner of the city, along Joy and Inkster Roads, and northwest of the Middle belt Road /Inkster Road intersection. Scattered locations near Newburgh Road, in and near the city's ind us trial district. Most structures in these five areas require minor repair, although there are scattered pockets of housing units that require major repair. In addition to the deterioration that is evident from the exterior, the Norwayne Needs Assessment completed in 1979 identified insufficient insulation, faulty heating systems, plumbing problems, and inadequate electrical connections as incidental to many housing units in these older neighborhoods. Continuation of the code enforcement program, the home rehabilitation program, and the Community Development Block Grant program is required to prevent further deterioration in these neighborhoods. The scope of code enfor~ement and housing rehabilitation programs must be expanded in the next eight to ten years to address problems of increasing housing deterioration in neighborhoods that were developed in the 19-SO's and early 19_60's. Housing in these neighborhoods will be approaching the age at which heating systems, plumbing, and other heavily-used or exposed components begin to break down or show excessive wear. Generally, areas identified in categories 2 or 3 on the Housing Conditions map will require additional code enforcement work within the ~ext decade. 2. Public Utilities and Services. The Housing Conditions survey revealed that many residential streets in Westland are unpaved, in poor condition, and without adequate drainage. Generally, the unpaved streets are confined to the older residential neighborhoods containing a large proportion of homes that require minor repair (see Map 2). The poorly maintained, poorly drai!)ed streets provide inadequate traffic circulation and detract from the visual appeal of the neighborhoods. The unpaved streets ~re· among other 19 �I I ] ! :.:;:;:;"::: a: r. e" :, . .Q 3t z _J "0 i a: M :i: ~------~-----1-- Ford Road----+~~=---~~~,-----• .·.·.:.:.:.:.:.·.·.·.•.:.·.·:. ----- .Scale in feet AN 0 600 Map2 I 1800 3~00 · Location of Unpaved Roads Annapolis ] ci . .Q :;; "0 i 1---~•-----.. - - van Born Road GERAW LUEDTKE AND ASSOCIATES. INCORPORATED �• factors that contribute to the depreciation in value of homes in these neighbo~hoods. From the city's perspective, unpaved streets are more costly and difficult to maintain than paved streets. However, the city apparently cannot afford to expend general fund revenues for the initial paving program. Special assessments met with disfavor from residents along the unpaved streets who found that individual paving assessments would be several hundred dollars. The city, landowners, and residents must work toward a solution to the paving and drainage problems in Westland's neighborhoods. Evidence from other communities has shown that the concern people have for their homes and long-term viability of neighborhoods is related to the adequacy of well-maintained public services, including roads and drainage. 3. • Adjacent Nonresidential Uses. Several single-family subdivisions in Westland have been developed adjacent to commercial corridors or industrial parks, without the benefit of a buffer formed by a greenbelt or less intensive use. Single-family uses adjacent to light industrial uses appear to experience few of the harmful effects, such as noise and fumes, that are commonly related to industry. Homes adjacent to the industrial parks are as well maintained as homes elsewhere in nearby subdivisions. Light industry is apparently acceptable adjacent to residential uses, if the industry is confined to research operations, warehousing, or light manufacturing. Single-family uses adjacent to Westland's commercial corridors do experience excessive noise. fumes, and litter related to the commercial uses. Certain residential areas also experience an increase in traffic generated by the commercial uses. The impact of the commercial uses on adjacent residential neighborhoods is particularly severe because many of Westland's comrriercial corridors ·w ere developed with insufficient lot size and depth to accommodate the intensity of activity, resulting in spillover into the residential neighborhoods. A major improvement effort along Westland's commercial corridors is required to alleviate the negative impacts on adjacent residential neighborhoods. In certain areas; removal of adjacent residential structures is the most reasonable method to correct lot and building deficiencies in the commercial corridor and preserve the integrity and long-term viability of the remainder of the residential neighborhood. In other areas, adjacent commercial uses can be made more compatible with improved screening, development of side lots for additional parking, and improved traffic circulation. A. related problem involves the existence of nonconforming residential uses on major comm·e rcial corridors. These structures are no longer suitable for residential use, are generally P<?Orly maintained 21 �and detract from the appearance of the commercial districts. Residential USflS should be eliminated from the commercial corridors in accordance with the provisions in the zoning ordinance for nonconforming uses. 4. Multiple-Family Housing. In the past two decades, Westland has experienced a substantial increase in multiple-family development. Between 1970 and 1980, over 4,000 rental units were constructed, an increase of 70 percent. In comparison, only 1,964 owner-occupied units were constructed, an increase of 11 percent. More than one-third of the total housing units in the city are now renter-occupied. Few nearby communities match this proportion of rental units. About one-quarter of the total housing units in Dearborn and Canton Township are. rental units. Only about eight percent of all units are renter-occupied in Livonia. Inkster has a high proportion of rental units, exceeding 35 percent. As indicated by the low vacancy rate in most multiple-family units, rental housing fulfills a definite need for families and individuals who are unable to purchase a house or do not want the responsibilities of home ownership. However, excessive development of multiple-family housing can alter the character of neighborhoods and the community as a whole. Because renters do not have a capital investment in their homes, rental units are often not as wellmaintained as owner-occupied units. Renters are often less involved in community affairs and less concerned about the longterm development of the community. Preservation of natural areas in the northwest section of the city and the adequacy of sewers , the water system, and streets are .also important concerns in the future development of multiple-family housing in Westland. The proportion of multiple-family housing in certain parts of Westland approaches the limit that can be comfortably assimilated into the neighborhood structure or accommodated by existing public services and utilities. A balanced combination of future multiple- and sineJefamily housing development must be sought so as to provide a · full range of housing choice in Westland. 5. School Closings. Declining enrollments have forced the closure of several elementary schoo]s in the Wayne-Westland Community School District and Inkster School District in recent years. The Tonquish, Norris, and Frazier Elementary Schools have already been closed, and closure of the McKee, Washington and Tinkham Elementary Schools is being considered after the 1982-83 school year. School closings hav~ serious ramifications in residential neighborhoods. Evidence from other school districts indicates that school closings cause families to be more selective in their housing purchases. A 10 to 20 percent drop in property values has been exp~rienced in some districts where schools have been closed. Fur- · thermore, it has been found that school closings accelerate deterioration of transitional areas and encourage population decline. The 22 �impact of a school closing can be particularly serious if a suitable alternate .use that is compatible with surrounding residential uses cannot be found. An alternate educational use would be the most suitable use for closed school buildings in Westland's neighborhoods. Schools in other parts of the country have been successfully converted into arts centers, theatres, cultural centers, and museums. Conversion into apartments - or elderly housing would also be acceptable in most neighborhoods, provided the housing is consistent in quality to housing in the surrounding neighborhoods. Reuse as offices or commercial space are other alternatives that would be acceptable for school buildings located on major roads on the periphery of residential neighborhoods. 6. Airport Flight Path. The area within the flight path of Detroit Metropolitan Airport, roughly bounded by Annapolis, Admiral, Van Born, and Irene Roads, experiences a level of noise in excess of what is normally acceptable for a single-family neighborhood. According to the Detroit Metropolitan Wayne County Airport Master Plan Study, the day-night average sound level (Ldn) in this area will range between 65 and 67 Ldn by the year 2000. The Airport Master Plan suggests that land-use controls, noise easements, and compatibility controls will be necessary in this area. As a result of the high noise level, Federal mortgage assistance is unavailable to home buyers in this area. In recent years, housing construction has stopped completely and the area has begun to deteriorate at a rapid pace. Vacant, boarded-up homes and undeveloped lots are abundant. A new approach to development is required in this area to reverse the decline. The planned mixed-use development option is appropriate for this area since it would allow further development of single-family houses, provided that special_ construction tec}:1niques are used. At the same time, the planned mixed-use option would allow for development of apartments, commercial, and service uses that are inherently more compatible with the level of noise in the airport flight path. The flexibility of the planned mixed-use development option increases the .potential for profitable development, even though stringent noise control measures are required. New Residential Development The Future Land Use Plan designates several areas, particularly in the northwest and west sections of the city, that are appropriate for new residential development. Future residential development in Westland depends on growth in the regional economy and increase in employment opportunities; Development of the city's industrial. district and retail /office sectors would attract new residents and generate a greater 23 �• demand for housing. The ability of the city to provide and maintain services will be an equally important determinant of future residential development. The Future Land Use Plan designates approximately 1 ,A>O acres for new single-family' development and 360 acres for new multiple-family development. The intent of the Future Land Use Plan is to provide for new residential development according to the availability of public utilities and services; to concentrate high density residential development in areas where existing public services utilities and services, schools, and commercial services are available; and, to protect natural features and woodlands in the northwest section of the city. Engineering studies have shown that it will be costly and difficult to provide adequate drainage for any type of intensive development located within the Tonquish Creek drainage district. Thus, future single-family development, especially in the northwest part of the city, should generally be developed on large lots at a low density. Residential areas that are nearest to the developed commercial and governmental core should generally be developed first, followed by development of the outlying areas that will require provision of new services and utilities. Preservation of natural features should be encouraged and continuation of agricultural operations should be permitted in the northwest section of the city. Future multiple-family development should generally be located with access to major thoroughfares, near to existing schools and public and commercial services, and in areas where the function and character of the surrounding neighborhood will not be altered. Between 6,864 and 9,312 additional housing units could be added to the city's housing stock if all of the acreage designated for residential development on the Future Land Use Plan is developed. Based on a density of between 3. 5 and 4. 7 units per acre, a total of between 4,200 and 5,640 units could be developed on the 1,200 acres of land designated for single-family use. Between 2,664 and 3,672 units could be developed on the 360 acres of land designated for multiplefamily use, based on density of bet ween 7. 4 and 10. 2 units per acre. Planned Mixed Use Development Planned mixed use development, consisting of single-family attached and detached units, multiple-family units, and commercial facilities, is designated in two locations on the Future Land Use Plan : 1) north and south of Michigan Avenue, encompassing the Eloise facility plus 370 acres of vacant land, and 2) the area within the flight path of Detroit Metropolitan Airport, roughly bounded by •Annapolis, Admiral, Van Born, and Irene Roads. Planned mixed use development allows for flexible allocation of land use and placement of buildings, thereby maximizing earning opportun-. ities and encouraging private investment. The planned development 1-7-86 24 �option allows clustering of buildings and development of useful open space. Used prop.erly, the planned development option can enhance the visual quality of a development and minimize infrastructure and construction costs. These features often improve the marketability of planned developments. The underutilized property north and south of Michigan Avenue represents a unique opportunity for creative use of the planned mixed use development option. Tlie majority of buildings in the Eloise facility are unusable and should be razed. Various types of residential development, including mobile homes, would be appropriate on most of the site. Retail and office development would be appropriate where there is access to major thoroughfares, especially along Michigan Avenue. The residential /commercial development concept should be easily marketed on this site since it is the only remaining large unencumbered tract of land within an otherwise built-up urban market. Planned mixed use development is also appropriate for the area within the flight path of Detroit Metropolitan Airport because the flexibility permitted under the planned development option provides the developer with greater potential for profit, in spite of the constraints imposed by the high noise level. As noted earlier, the planned mixed use development option would allow further development of the existing single-family development pattern, provided special noise attenuation measures are used. The planned development option would also allow development of potentially more profitable commercial, service and multiple-family uses that would be more compatible with the noise level in the area. Priority Strategies for Residential Development 1. UNDERTAKE REGULAR NEIGHBORHOOD CAPITAL IMPROVEMENTS : The Westland municipal budget should include a substantial all9cation for capital improvements in residential areas each year: Streets, sidewalks, lighting, ·and drainage, must be kept in good condition. A well-maintained infrastructure encourages residents to make a corresponding investment in their homes. Citizen- participation is important in setting neighborhood capital improvement priorities, especially when needed improvements must be delayed because of lack of funding. If citizens are involved in determining which projects to delay or go forward with, they will be more likely to cooperate with city in carrying out the capital improvements program. · 2. REHABILITATE DETERIORATED STRUCTURES: The housing con- ditions survey identified five areas where an accelerated state of housing deterioration exists. The city should continue its rehabilitation and community development programs in these areas to stem · the deterioration. Spot removal of substandard structures may be necessary to protect residential quality in neighborhoods in which 25 �the units are located. Within the next eight to ten years, a strategy · must be developed to expand the scope of the rehabilitation and code enforcement programs into neighborhoods that were developed in the 1950's and early 1960 1s. Housing in these neighborhoods are approaching the age at which major deterioration becomes evident. II 3. DETERMINE APPROPRIATE USES FOR CLOSED SCHOOL BUILDINGS: Vacant school buildings have become a major issue in Westland's residential neighborhoods. The range of suitable uses for closed school buildings is limited because of their location in the heart of the neighborhoods. The presence of a vacant, boarded-up school building, however, has a blighting effect on the entire neighborhood. The city should work with school officials and residents to develop a plan for future school closings in Westland. Developers and real estate professionals should be consulted to determine feasible uses for obsolete school buildings. 4. BUFFER NEIGHBORHOODS FROM ADJACENT NONRESIDENTIAL USES: Residential neighborhoods adjacent to Westland's commercial corridors experience excessive noise, traffic, litter, and similar effects generated by the commercial uses. Revitalization plans for Westland 's commercial corridors should focus on providing adequate buffers or screening between residential and commercial uses. Parking and traffic patterns should be devised that limit the use of residential side streets for parking and access to commercial areas. Removal of houses adjacent to the commercial corridors may be necessary in certain locations in order to alleviate commercial site deficiencies and protect the remainder . of the residential subdivision. 5. EN-COURAGE PRIVATE DEVELOPMENT OF VACANT RESIDENTIAL AREAS: The City of Westland contains over 1,700 acres of vacant land with residential development potential. In addition, the city contains over 420 acres of land where planned mixed use development would be appropriate. · New residential development is im:.. portant to the long-range vitality of Westland, provided that there is a corresponding growth in the local economy and employment. Ongoing promotion of vacant residential land can help ensure that a share of the region's f uture residential d~velopment occurs within Westland. The city should work with property owners, real estate professionals, and developers in preparing a master thoroughfare plan and marketing strategy for vacant residential areas. Con_ceptual designs could be prepared tb show potential developers how different parcels can accommodate quality planned residential development. I ' I I I 26 �RETAIL, SERVICE AND OFFICE DEVELOPMENT Development Patte::r:ns According to the 1963 Comprehensive Plan for Nankin Township, retail activity was concentrated in several small shopping centers located at the intersections of major roads. In the early 1960's the central business district of the City of Wayne was the principal shopping district for most Nankin Township residents. Continued residential growth generated a demand for additional retail and service facilities, resulting in commercial development along several major corridors in Westland. In the mid-l 960's, concentrated shopping center development on a large scale was undertaken in Westland. The 870, 000-square-foot Westland Shopping Center was constructed in northcentral Westland to serve residents of the city and neighboring communities. Two smaller community shopping centers were also constructed in the mid-1960's, the Wildwood Shopping Center on Ford Road and the Westview Plaza on Wayne Road. The pace of commercial development slowed during the 1970's, corresponding to the slow growth in population and the economy. Westland Plaza, a community shopping center located on Wayne Road, was constructed in 1980. In 1961, a total of 149 acres were occupied by retail, service or office uses. By 1982, the acreage allocated to these uses in Westland totaled 643 acres, an increase of over 300 percent. This increase exceeds by far the 127 percent increase in housing units during the same period. Thus, much of the commercial developn:ient in the 1960's and 1970's was intended to accommodate growth in nearby communities as well as in Westland. Today, the Westland Shopping Center and nearby commercial establishments constitute the major commercial /office district in the city. Figures from the 1977 Census of Retail Trade and 1981 Detroiter Shopping Center Guide indicate there are about 90 stores in this district. About seventy percent of the stores are comparison retail stores, such as department stores, variety stores, apparel · and accessory stores, and furniture and appliance stores . • The two major comparison retail stores in the Westland Shopping Center are J.L. Hudson ·and J.C. Penney. The remaining thirty percent of the stores in the Westland Shopping Center are convenience goods stores or personal service uses. Convenience retail uses are those at which customers make frequent stops, such as food stores, drugstores, eating and drinking establishments, and hardware stores. Personal _service uses include barber and beauty shops, shoe repair shops, cleaners, and similar establishments. Other retail, service, and office facilities are located along Westland's major . thoroughfares. Ford and Wayne Roads are the two major linear commercial districts, providing a range of comparison an9, convenience retail establishments, personal and business services, and office facilities. Several small community or neighborhood shopping centers are a 27 �__:_:.. _________ .,"l__ • •• - - - - - - - - - - - - - • - · - - part of the Ford and Wayne Road commercial corridors. Other commercial corridors in the city are service-oriented, and contain a predominance of auto parts stores, nursery and garden shops, service stations, plumbing and heating establishments, small restaurants and drinking esta-plishments, convenience food stores, and similar establishments. Service-oriented commercial corridors in Westland include Middlebelt Road between Joy and Warren Roads, Warren Road between Inkster and Middle belt Roads, Joy Road between Inkster and Middlebelt Roads, and Merriman Road between Avondale and Palmer Roads. Regional Trade Area • The Westland regional trade area is carved out of an area that is dominated by large commercial shopping centers in surrounding communities located to the east and north. Although the Westland Shopping Center was one of the first regional shopping centers in the trade area, it has never reached its full potential because of poor highway access. ,t\ccording to the Shopping Center Development Handbook (Urban Land Institute , 1977) the ideal maximum driving time to a regional shopping center is twenty minutes. Based on this standard, parts of Westland itself as well as most surrounding communities were outside of the ideal traveling time of the Westland Shopping Center until recently, when improvements to Ford and Wayne Roads were undertaken. Several additional regional shopping centers were constructed in the Westland trade area .in the late 1960's and 1970's to fill the need for comparison retail facilities. Recently constructed regional shopping centers, such as Fairlane Town Center and Twelve-Oaks Mall, are located in close proximity to freeways and now capture a large portion of the Westland regional market. Figures from the 1977 Census of Retail Trade revealed that sales in 1976 totaled $110. 9 million for Westland Shopping Center, $116. 3 million for Livonia Mall, and $164. 5 million for the partially completed Fair lane Town Center. The ability of the Westland Shopping Center to capture a greater share of the regional market depends on growth in population and households in Westland and in communities to the west which are located outside of the market area of other large regional malls. Development Potential The Future Land Use Plan designates 1052.5 acres of land for commercial development in Westland. Over 925. 4 acres are allocated to retail and service uses, an increase of 281.5 acres (43. 7 percent) over the 1982 acreage. The remaining 127 .1 acres are allocated to office uses within separate office districts. Presentlly, office uses are scattered throughout the city on individual lots within commercial districts. The modest increase in retail, service and office acreage will be necessary to serve 1-7-86 28 �the projected increase in population and households in Westland. As noted earlier, the population of Westland is projected to increase by over 17,CXX> residents by the year 2000. Total households, which provide a more accurate measure of future demand for commercial services , are exp epte d to increase in number by over 6, 800 uni ts , an increase of 24 percent over the 1982 total. A proportional increase in retail, service and office uses will be necessary to serve the needs of a growing population ~nd new households. The tax base of the city is another important consideration in the allocation of commercial land. Equalization data for 1982 reveals that commercial property is valued 6. 5 times greater per parcel, and 2. 5 times greater per acre than residential property in Westland. Based on an average tax rate of 68. 65 mills, commercial property generated an average of $16,745 per acre in tax revenue in 1982, compared to $6, 765 per acre generated by residential property. Calculations indicate that currently the proportion of municipal expenditures attributable to nonresidential uses in Westland (approximately 30 percent) is about equal to the proportion of total city tax revenues generated by nonresidential uses. However, any additional nonresidential development is likely to tip the balance so that the proportion of tax revenues generated by nonresidential uses will be greater than the proportion of costs attributable to such uses. Expenditures for new nonresidential · development will be proportionally less because the initial investment in many public services and facilities will be adequate to serve new development. New nonresidential development would actually make more efficient use of the existing public infrastructure and facilities. The Future Land Use Plan designates three types of retail, service and office districts in Westland: the retail/office core, linear commercial districts, and neighborhood commercial facilities. These three types of commercial districts are described below: Retail/Office Core. The Future Land Use Plan focuses upon the Westland Shopping Center and surrounding area as the retail/office core of Westland. In an operational sense, it is appropriate that the retail and office function of the Westland Center commercial district be strengthened because the district is loi;ated near to the geographic center of the city, it is located near developing residential neighborhoods, and there is vacant land available for future commercial development. With the completion of the Ford Road and Wayne Road widening projects, accessibility to the commercial district should no longer be a major impediment for development. New retail and office development would be most appropriate along Warren, Cowan, and Wayne Roads. Infill of vacant parcels and replacement of nonconforming uses would res ult in an intensive commercial district that would make efficient use of existing transportation routes and public services. 1-7-86 29 �Most of the additional 127 acres of office land designated on the Future Land Use Plan are located south of Warren Road adjacent to the Westland Shopping Center and on the north . side of Ford Road, across from the City governmental complex. Although office uses are currently one of the most overbuilt of all comme~cial uses on a regional scale, real estate analysts believe there· is a strong market for new office facilities in established suburban communities where the infrastructure is in place and land costs are less than in prime office locations. New demand for ofQ.ce space is being generated by large companies that are segmenting their operations by splitting off back office functions ( such as accounting and data processing) from high-rent district headquarters. Nearby communities such as Livonia and Farmington Hills have successfully developed major office markets in recent years. According to the Detroiter Guide to Greater Detroit Office Buildings, which was published in 1982 by the Greater Detroit Chamber of Commerce, Farmington Hills had 13 major office buildings with 1.3 million square feet of floor space, and Livonia had 17 major office buildings with 821,000 square feet of floor space. The same survey revealed that Westland had just one inajor office building with 31,500 square feet of floor space • • A strong potential for quality office development exists in the Westland Shopping Center commercial district. As experienced in other nearby communities, quality office developments are often built near major retail centers because of the cumulative drawing power that reinforces both the office and retail markets. .Offices located near a major commercial facility are assured of exposure to the steady flow of people traveling to and from the commercial center. Additional demand for quality office facilities would be generated by the numerous businesses located in small offices scattered throughout the city, if given the opportunity to consolidate operations and be located near to other complementary businesses. Development of a quality office sector in Westland depends upon completion of the Wayne Road and Ford Road widening projects, and improved accessibility to the office district. Linear Commercial Districts. The commercial districts along Westland's major thoroughfares are an important component of the commercial sector. The linear commercial districts contain many of the city's convenience retail facilities, and most of the business, personal, and repair services facilities. Future development of the commercial corridors can be accomplished chiefly through infill on vacant parcels and replacement of nonconforming noncommercial uses. Based on the existing pattern of development, the Wayne Road, Ford Road, and Middle belt Road commercial corridors should be developed with a full complement of convenience and comparison retail facilities, and limited personal and business service facilities. Convenience commercial 1-7-86 30 �facilities, business, personal and repair services, and wholesale operations_ are appropriate along Joy and Warren Roads, between Middle belt and Inkster Roads, and along Van Born Road, between Henry Ruff and Inkster Roads . . The viability of Westland's linear commercial districts depends on concerted effort from both the private and public sectors to solve longstanding problems with vehicular circulation, parking, nonconforming uses, aesthetics, screening, and zoning. Development along most commercial corridors in Westland occurred on narrow lots, in accordance with setbacks, building standards, and parking standards that are now obsolete. Vehicular circulation is hazardous in many locations because of the predominance of heavy traffic generators (such as service stations, restaurants, and convenience stores) and the excessive number of curb cuts and driveways onto major thoroughfares. Recent improvements along Ford and Wayne Roads improved traffic safety, but exacerbated parking problems and yard deficiencies. In certain areas, poorly-maintained nonconforming residential uses detract from the appearance of the commercial strip. Excessive signage and building maintenance are a blighting influence along certain commercial corridors in Westland. • Resolution of these problems requires the attention of the city, landowners, and business operators. Reasonable means of enforcing the proposed new zoning ordinance must be devised so as to secure adequate setbacks, lot size, parking, and sign control. Severe vehicular circulation and parking problems along Ford and Wayne Ro.a ds could be brought under control through application of the 200-foot lot depth requirement set forth in the new zoning ordinance. In certain locations, the acquisition of residential parcels behind the commercial frontage could alleviate acute parking and circulation problems. Strict enforcement of building codes and nonconforming use provisions would help to abate building deterioration in certain locations. A rehabilitation program could also prevent deterioration and improve the• appearance of the commercial _ corridors. An effective rehabilitation program should include a financing program plus design assistance, · in the form of either design standards or conceptual facade drawings. Complete redevelopment may be the most reasonable approach in certain areas where large-scale development is possible or where building conditions and dimensional nonconformities are particularly acute. Redevelopment can be undertaken in cooperation with private developers so as to minimize the city's investment . . The city can initiate redevelopment by offering land assembly through the use of eminent domain; tax abatements and revenue bond financing; assistance with zoning, site plan review, and other regulatory processes; consideration of revenue or general obligation bond financing or sp·ecial assessments to finance public parking or other public facilities; 31 �and, assistance from city staff in information assembly and in dealing with _city or other governmental bodies. Neighborhood Commercial Facilities. A neighborhood commercial district usµally consists of a small shopping center or a cluster of stores that serves residents within a five-minute drive. Generally, neighborhood commercial districts contain food stores, drug stores, other convenience retail stores, and widely-used personal service establishments, such as cleaners and barber shops. Offices are common in neighborhood commercial districts in Westland. Generally, neighborhood commercial districts are located at the intersection of two major thoroughfares, so as to increase the size of the market within the five-minute driving range. Proper attention has not been given to the location of neighborhood retail and office facilities in Westland. Small shopping centers, office buildings, and individual retail stores are scattered throughout the city without adequate consideration to existing or proposed development patterns, the location of existing commercial facilities, access via existing thoroughfares, or the character of surrounding land use. As a result, the distribution of existing neighborhood commercial facilities does not efficiently meet the convenience retail needs of residents in Westland's neighborhoods. The Future Land Use Plan calls for elimination of scattered commercial uses throughout the city that are incompatible with the surrounding existing or proposed residential or industrial uses. Small shopping centers and groups of retail sto:res that are intended to serve as neighborhood convenience centers should generally be located at the intersection of major thoroughfares, so as to provide safe, quick access with minimal impact on the surrounding neighborhoods. Intensive commercial and office uses that are intended to serve a market beyond the immediate neighborhood should be located in the commercial/office core or along Westland's major commercial corridors. Priority Strategies for Retail, Service and Office Development 1. ENCOURAGE. DEVELOPMENT OF A STRONG RETAIL/OFFICE CORE. Evidence indicates there is strong potential for additional retail and off_ice development · in the Westland Shopping Center area. With completion of thoroughfare improvements on Ford and Wayne Roads, accessibility to the area should be much improved. Additional development would be centrally lo_c ated so as to serve existing and future residential development in the city. Intensive development in the Westland Shopping Center area would also make efficient use of existing transportation routes, public services, and infrastructure. 32 �2. ATTRACT NEW OFFICE FACILITIES INTO THE COMMERCIAL CORE. The ar!3a surrounding the Westland Shopping Center is a desirable location for quality office facilities. Office buildings are often built near major retail centers because of the cumulative drawing power that reinforces both the office and retail markets. The city should work with developers, real estate analysts, and property owners to: 1) identify potential office tenants, 2) develop a marketing strategy, and 3) promote actual office -development on specific sites. 3. COMMERCIAL CORRIDOR IMPROVEMENT. Westland's thorough- fares are important components in the commercial sector, providing needed retail and service facilities not found elsewhere in the city. The long-term viability of the commercial corridors will require a major effort to correct longstanding building and site deficiencies. There is an immediate need for improved maintenance, additional parking, improved traffic control, elimination of nonconforming uses, better sign controls, and additional screening. A sincere public /private rehabilitation effort should be undertaken along Westland 's commercial corridors, beginning with a thorough inventory of existing problems and investigation of alternative solutions. 4. NEIGHBORHOOD COMMERCIAL FACILITIES. A need exists in Westland for a consistent policy concerning location of convenience retail facilities to serve residential neighborhoods. Generally, neighborhood commercial facilities should be located at or near the intersection of major roads so as to facilitate access from surrounding neighborhoods, yet minimize the impact from noise, litter, and traffic on the neighborhoods. 33 �INDUSTRIAL DEVELOPMENT Development Patterns Westland's industrial district has developed along the Chesapeake and Ohio railroad on the west side of the city. From a core of separate industries along Newburgli Road between Palmer and Cherry Hill Roads, the industrial district has expanded in the last five years to encompass five new industrial parks extending as far north as Warren Road. Total industrial acreage has increased 127 percent from 174 acres in 1961 to 396 acres in 1982. Over 15 manufacturing firms and several other industries have facilities in Westland. Major industries include the General Motors Assembly plant, Detroit Edison, B a E Sales, Racine Electronics, Weyerhaeuser Customer Service Center, Electro-Tech, Inc . , E.G.S. Manufacturing, and DeSoto, Inc. Much of the recent development has occurred in one of Westland 's five industrial parks. The Cherry Hill Industrial Park is the city's oldest and most developed park, located on 103 acres east of Newburgh Road between the railroad and Cherry Hill Road. The Cherry Hill Industrial Park is a Class "A" state Certified Industrial Park. The largest industrial park in the city, the Edward Industrial Park, consists of over 200 acres of land between Ford and Cherry Hill Roads, one-half mile east of I-275. The Tonquish Industrial Park is located north of Ford Road, west of Hix Road. This park consists of 17 sites on 78 acres of land. The Ford-Hix Industrial Park is located on the east side of Hix Road north of Ford Road. This park encompasses 65 acres of land which are · zoned for light industry. The Railway Industrial Park encompasses 28 acres of land south of Ford Road and east of Hix Road, with 1 , 200 feet of frontage on the Chesapeake and Ohio railroad. Industrial land in Westland is separated into two zoning classifica- . · tions, I-1 Restricted Industrial District and I- 2 General Industrial District. Industrial zoning in Westland is designed to implement longterm planning objectives to establish a strong industrial base witl]. minimal disruption to the city ~s residential neighborhoods. Thus, I-1 districts are generally located on the periphery 6f the industrial area so as to serve as a transitional use between adjoining nonindustrial uses and heavier industrial uses in the 1-2 district. According to the zoning ordinance, the I-1 district is "intended to provide for light industrial activities which do not create an appreciable nuisance or hazard, and uses that require a pleasant, hazard- and nuisance-free environment..-, Permitted uses in an I-1 district include fringe commercial uses, light manufacturing, electroplating, research laboratories, light machinery production, secondary food processing, and warehousing and storage facilities. Basic or semifinished chemicals production, drop forging, storage or reclamation of junk, slaughtering and processing of animals , and use of punch presse·s , steam 34 �hammers, drop hammers, stamping machines, and similar equipment is prohibited in an _1-1 district. Based on the quality of housing in adjacent neighborhoods, it appears that the permitted uses in an 1-1 district are compatible with single-family residential development and serve adequately as buffers between the residential area and the heavier industrial uses. The 1-2 district permits heavy industrial uses in addition to commercial fringe and light industrial uses. Performance standards are set forth in the ordinance to regulate the use of flammable or explosive materials, air pollution, water pollution , noise pollution, and the use of radioactive materials in both industrial districts. On a regional scale, most recent industrial development has been concentrated to the north, in the City of Livonia. Livonia contains twenty industrial parks encompassin 519 acres of land, of which only 15 percent remains unoccupied. To the west, Canton Township has one 78-acre industrial park which is completely occupied. The cities of Wayne and Romulus to the south have a combined total of five industrial parks encompassing 326 acres, of which 56 percent remains unoccupied. Inkster and Garden City on the east each have one industrial park with a combined area of 61 acres, 21 of which are occupied. The regional pattern of development indicates a demand for quality industrial park space exists in the area. The availability of highway and rail access, adequate utilities, and the approach used by local government to market industrial land appear to be important factors in attracting industry to the area. 1 Industrial Development Potential The Future Land Use Plan designates 933 acres, about 7.1 percent of the city's land area for industrial development. The industrial corridor encompasses the five existing industrial parks plus all intervening land area along the Chesapeake and Ohio Railroad on the west side of the city. The intent of the Future Land Use Plan is to create a cohesive industrial district that can develop in an orderly fashion, uninterrupted by incompatible residential, commercial and semipublic uses. Office and research uses could be complementary to industrial development, provided that the industrial district is planned so that the- office and research facilities are not adjacent to industries that generate excessive noise, traffic, · odors, or similar effects. In certain locations, for example along Ford Road, office and research facilities could pr-ovide the industrial district with an orderly, attractive appearance. Commercial services that benefit employees and 1 Greater Detroit Chamber of Commerce, Guide to Greater Detroit Industrial Parks," 1982. 35 �visitors, such as restaurants, convenience food stores, and drug stores, are appropriate in the industrial district, provided that these services are located where they will not deter industrial development or detract from the character of the industrial district. Additional industrial development is needed in Westland to balance the city's tax base, generate new employment opportunities, and strengthen the overall local economy. Westland 1s tax base currently is heavily weighted toward the residential and commercial sectors. In 1982, the total equalized value was approximately $460 million for residential property and $157 million for commercial property. In comparison, total equalized value for industrial and utility properties was only about $31 million. Nevertheless, on a per parcel basis, industrial property was valued 5.. 3 times greater than residential properties in Westland. Since much of Westland 1s industrial land is currently undeveloped, however, industrial property is valued per acre at only 80 percent of the equalized value per acre of residential property. Evidence from other communities indicates that the value of developed industrial land per acre generally exceeds the value of residential property by at least a factor of two. These figures indicate that industrial development would add substantially to the tax base and correct the disproportionate weight on residential and commercial properties. As indicated in the chapter on retail, service and office development, currently the proportion of municipal expenditures attributable to commercial and industrial uses (about 30 percent) is about equal to the proportion of total city tax revenues generated by nonresidential uses. Based on an average tax rate of . 68. 65 mills, industrial property generated an average of $7,326 per parcel and $5,291 per acre in tax revenue in 1982. Calculations indicate that as a result of additional nonresidential development, the proportion of tax revenues generated by nonresidential uses will be greater than the proportion of municipal costs attributable to such uses. In comparing municipal costs associated with industrial and commercial dev·elopment, public· · safety costs are much greater for commercial uses, whereas public works ·costs are greater for industrial uses .. Since most of the infrastructure is in place, industrial· development may be more favorable in terms of municipal costs th~n commercial devel_o pment. Future industrial development would further strengthen the local economy by generating additional employment opportunities. As indicated by total unemployment of 3,669, which represents 11. 5 percent of the December 1982 labor force, additional employment opportunities are much needed in Wes~land. 11 Labor intermediate extensive II ind ustries, which include manufacturing firms, primary metal industries, lumber and wood companies, furniture manufacturers, and machine tool companies, employ between 12 and 14 workers per net acre. 11 Labor extensive" industries, which include wholesale and distribution operations, stone, clay and glass products, and· petroleum and coal companies, employ between 6 and 8 workers per net acre. Since the 36 �Future Land Use Plan designates an additional 543 acres for industrial development, tqtal employment generation could range between 3,258 and 6,516 employees. Since Westland's industrial district is likely to contain a mix of manufacturing, warehouse and distribution, and research /office operations, total employment generated when fully developed will probably fall between the two extremes, at approximately 4,500 to 5,000 employees. The potential for successful development of Westland's industrial district is promising. Before the economic downturn of the last three years began, the City of Livonia aggressively marketed twenty industrial parks which are now almost 90 percent occupied. Since industrial space is not as abundant in Livonia's industrial district, new or expanding industries on the. west side of the Detroit metropolitan area will look elsewhere for industrial land. Westland's five industrial parks, which were mostly developed after the onset of the economic downturn, are prime locations for future industrial development as the economy rebounds. Westland 's industrial district possesses many of the characteristics necessary for successful industrial development, including: a large skilled labor pool, abundant space for industrial development, an improved thoroughfare network which provides quick access to expressways, access to a main line of the Chesapeake and Ohio Railroad, location near the Detroit Wayne .c ounty Metropolitan Airport, suitable topography and soil conditions for industrial buildings, adequate water, gas, electric, telephone, and sewer service, a large metropolitan market that contains complementary businesses and industries, _ receptive community attitude, and attractive living environment. A strong industrial marketing program is required to inform prospective industries of the assets and opportunities offered in Westland. Experience in other communities has shown that the industrial development goals can best be achi~ved with aid of an economic development professional who can market the city and work with potential industries and developers. Priority Strategy for Industrial Development PROMOTE DEVELOPMENT OF THE INDUSTRIAL CORRIDOR: The city should vigorously promote development of its industrial corr~dor. Future industrial development will strengthen the tax ba.s e, provide 37 . �residents with new employment opportunities, and stabilize the municipal budget. Indu~trial park developers should be encouraged to upgrade their parks to meet the state Class A certification standards. Westland should work with Michigan Department of Commerce and Wayne County economic development officials to attract new industry into the city. As the economy recovers, the city should consider hiring an economic development professional to market the city and work with prospective businesses and industries. 38 �TRANSPORTATION Street and Road Network Major streets and roads in Westland are basically laid out in a grid pattern. The rectangular alignment is modified in the northern part of the city because of the- location of the Willow Creek Drain and the Middle Branch of the Rouge River. These two watercourses also are the reason for discontinuities in certain segments of the street and road pattern. Other discontinuities in the grid pattern are a result of the unusual shape of the city. The system is continuous only in combination with the road systems in the neighboring communities of Inkster and Garden City. • Five north-south county primary roads serve Westland: Wayne Road, Merriman Road, Venoy Road, Middle belt Road, and Inkster Road. Only Wayne Road provides a continuous route through the entire city. The other four north-south county primary roads serve north and south segments of the city, cut in between and through the cities of Inkster and Garden City. Merriman Road is an important link to I-94 and the Detroit Metropolitan Wayne County Airport, which are located about two miles south of the city limits. Other major north-south streets include Hix and Newburgh Roads, which serve the industrial district on the west side of the city, and Wildwood and Henry Ruff Roads on the east side of the city. Five east-west county primary roads serve Westland: Joy Road, Warren Road, Cherry Hill Road, Van Born Road, and Edward N. Hines Drive. Two state trunk lines, Ford Road (M-153) and Michigan A venue (M-12) , also run in an east-west direction. Ford Road was recently reconstructed and widened to five lanes and provides access to I- 275 west of the city. Michigan A venue, which cuts through the southeast leg of the city, provides a direct route be- . tween Detroit and Ypsilanti. Joy Road and Warren Road serve the northern section of the city, including the Westland Shopping Center area. Five other major east-west :roads serve the city: Ann Arqor Trail, an important route in t_he northeast section of the city; Cowan Road, which provides access to Westland Shopping Center; and, Palmer, Glenwood, and Annapolis Roads in the southern section of Westland. Deficiency Analysis A complete transportation system integrates commercial and industrial development, schools, parks, and other public uses, residential areas, and highways. By providing efficient and safe traffic circulation, a complete street and- road network reinforces land use objectives and policies. Westland 's existing street and road network is incomplete 39 �or deficient in certain aspects. below: These deficiencies are identified Inadequate street or road capacity. Generally, traffic engineers classify streets in urban areas as inadequate if existing traffic volumes exceed capacity at Service Level C. Service Level C is characterized by stable traffic flow and satisfactory operating speeds, with occasional intermittent delays. For several years, the most serious problems with inadequate thoroughfare capacity existed along Wayne Road and Ford Road. 1980 traffic counts revealed that an average of between 25,600 and 39,100 vehicles travel on Ford Road each day, and between 15,000 and 32,000. vehicles travel on Wayne Road. With the completion of ongoing reconstruction and widening to five lanes, these two thoroughfares should now be able to provide stable traffic flow with minimal delays. • Two other thoroughfares in the city, C berry Hill Road and Newburgh Road, experience heavy traffic and numerous delays. According to traffic safety experts in the Westland Police Department, these two thoroughfares carry a great deal of through traffic which conflicts with slower moving local traffic. Cherry Hill Road is a county primary road which experiences a heavy buildup of traffic west of Wayne Road because it is an important route to Canton Township. Heavy traffic along the entire length of Newburgh Road is generated by industrial and employment centers in and south of Westland. 1980 traffic counts revealed that an average of between 12,700 and 16,100 vehicles travel on Newburgh Road each day. The FY 82-84 Transportation Improvement Program for Southeast Michigan, which was prepared by the Southeast Michigan Council of Governments, identified · two other thoroughfares where improvements are proposed to correct deficiencies. The segments are: Warren Road, between Inkster and Middle belt Roads, and Joy Road, between Merriman and Middlebelt Roads. According to 1980 data, the average numl3er of vehicles that · travel on these road segments each day is as follows: Warren Road: 24,000 vehicles, and Joy Road: 13,320 vehicles. Reconstruction and widening are proposed to correct the deficiencies in each of these road segments. · Intersections are ·a major determinant of street and road capacity. Five high-accident intersections have been identified in Westland: Warren Road at Middle belt Road; Ann Arbor Trail at Merriman Road; Hunter Road at Wayne Road; Joy Road at Hix Road; and, Venoy Road at Glenwood . • 40 �The overall capacity of Westland 's road network is limited - becau~e traffic is not able to move through these intersections as efficiently and safely as possible. Scheduled improvements to Wayne Road in 1983 · should corrept the problem that exists at the Hunter Road intersection. Thoroughfare system discontinuity. Westland's thoroughfare network lacks -north-south continuity because of the location of the Rouge River and Willow Creek Drain. Because of these watercourses, north-south through roads are spaced approximately one mile apart in the northern part of the city. Two county primary roads, Farmington Road and Venoy Road, terminate at the Rouge River. The result of this discontinuity is to channel all north-south through traffic onto the six routes that do cross the watercourses. • The shape of the city also interrups the north-south continuity of the thoroughfare network in Westland. The cities of Inkster and Garden City extend into the interior of Westland, separating the road network in the northern section of the city from the road network in the southern section. As a result, continuity in the thoroughfare network can be achieved only in combination with the thoroughfare networks in Inkster and Garden City. The adequacy of the overall transportation systems, therefore, depends on cooperation between the three municipalities on road design, traffic control, ?,nd maintenance. The Chesapeake and Ohio Railroad track, which crosses the southwest corner of the city also causes discontinuity in the thoroughfare network. Railroad crossings are limited to two north-south routes and three east-west routes. Development of the internal road network in the southwest section of the city has been limited because of · the railroad right-of-way. As a result of this discontinuity, local and through traffic is ·channelled onto the five roads _ that cross the railroad. Two of those roads, Newburgh and Cherry Hill, have been- identified as thoroughfares that are already carrying traffic that exceeds their design capacity. • Inadequate linkages. The existing thoroughfare network in Westland provides inadequate linkages between certain major traffic generators, residential areas, and the freeway system. The development potential of the Westland Shopping Center and the surrounding commercial/office district has never been fully realized because the road system does not provide adequate access to the district. The ongoing improvements to Ford Road · and Wayne Road will improve access, especially for residents of the city and 41 �~ neighboring communities. However, these improvements still will not provide a direct linkage to the interstate freeway system, which is considered important in the development of a regional commercial/ office districj:. Linkages between the interstate freeway system and the Westland thoroughfare network have been less than adequate to assure continued growth. Lack of freeway access has been identified as one of the key reasons that industrial development in recent years has bypassed Westland in favor of other nearby comm unities. Linkages to the interstate freeway system have recently been improved with the .completion of the Ford Road/I-275 interchange, one-half mile west of the city. Interchanges at Warren Road or Cherry Hill Road would improve commercial and industrial development potential in Westland. • Incomplete street and road system. The street and road system is incomplete in the undeveloped sections of Westland, including the northwest corner of the city, the northeast corner of the city (north of Ann Arbor Trail), the southwest corner of the city (south of Palmer Road), and the vacant land between Merriman and Henry Ruff Roads in the southern part of the city. In certain undeveloped areas, such as the northeast corner of the city, development has occurred around the perimeter, leaving the interior landlocked. In the northwest section of the city, scattered roads _have been constructed, without the guidance of a master thoroughfare plan. A piecemeal approach to road development often results in a discontinuous road system and inefficient use of the land. A master thoroughfare plan would be a valuable guide for the future development of roads in the undeveloped portions of the city. The master thor·o ughfare plan should outline a recommende·d pattern of collector and local : streets in the undeveloped parts of the city, and indicate linkages to major and secondary thoroughfares. Street and road maintenance. Major thoroughfares in Westland are under the jurisdiction of either the city's Department of Public Servic;;e, the Wayne County Road Commission, or the Michigan Department of Transportation. Generally, major thoroughfares are adequately maintained, although maintenance problems have been cited on certain roads where the traffic volumes exceed the design capacity. The maintenance record is varied for local or internal roads, . which are under the jurisdiction of the city. Newer residential subdivisions have paved roads with curbs, gutters, and proper drainage. · However, certain older residential 42 �areas, particularly in the southwest section of the city, have unpaved streets and inadequate drainage. These roads are more costly to maintain than paved roads, because they must be graded and treated for dust control on a regular\ basis. Department of Public Service figures indicate the current annual cost of maintenance for unpaved roads is $3,000 per mile, compared to an average annual cost of $857 per mile for paved roads. In spite of the regular maintenance, many unpaved roads are in poor condition, especially during the wet spring months. Paved residential streets would improve the image and value of residential areas in southwest section of Westland. In addition, paved roads could be more easily maintained and would provide better access to the residential neighborhoods. Potential Road Network Deficiencies • Further development in Westland will generate traffic volumes that will exceed the capacity of the existing road network. Industrial uses will become major traffic generators in Westland as the ind us trial district on the west side of the city develops. The Future Land Use Plan designates almost 940 acres along the Chesapeake and Ohio Railroad for industrial development. The typical daily traffic generation rate for industrial districts ranges from 16 trips per acre for light service industry to 70 trips per acre for industrial tracts. Based on these standards, industry in Westland could generate a traffic volume of between 15,000 and 65,800 vehicles per day on Westland roads. The actual traffic volume generated by industrial development will probably be between these two figures, at about 35,000 to 40,000 vehicles per day. The roads that will be most affected by an increase in ind ustrial traffic include Ford Road, Cherry Hill Road and Palmer Road in an east-west direction, and John Hix and Newburgh Road in a northsouth direction. Several of these roads already are being used beyond their capacity, and will require widening and reconstruction to accommodate any substantial increase in industrial traffic. Intersection improvements will also be necessary, especially at the intersections of Newburgh Road with Ford and Cherry Hill Roads. The Future Land Use Plan designates an additional 1,200 acres of land for single-family residential use, plus an additional 360 acres of land for multiple-family use. Most of the single-family acreage is located in the northwest part of the city, where low density development would be most appropriate. The typical daily traffic generation rate for lowdensity single-family districts is about 40 trips per acre. Daily traffic generated in a multiple-family district is typically about 75 trips per acre. Based on these standards, new residential development could generate a traffic volume of up to 75,000 vehicles per day. Roads in the northwest section of the city would be most affected by the traffic generated by new residential development. 1-7-86 43 �_,.:. ___ __ · __ . • _:_ _ __ - - - -' ._. .. _. _. ~• - The Future Land Use Plan also designates 281 acres of additional commercial acreage and 127 acres of additional office acreage. Most of the new commercial and office development is proposed in the area surrounding the Westland Shopping Center. Retail and service uses typically geneJ:ate about 40 vehicle trips per 1,000 square feet of floor area each day, and office uses typically generate about 14 vehicle trips per acre each day, depending on the size of the office buildings. Based on these standards, new commercial development could generate up to 147,000 additional vehicles per day, and new office development could generate up to 1,800 additional vehicles per day. These estimates are based on building coverage of 30 percent, as permitted in the Westland zoning ordinance. Streets and roads that serve the Westland Shopping Center and surrounding parcels, including Wayne Road, Warren Road, Cowan Road, and Newburgh Road, would carry most of the additional commercial and office traffic. Public Transit • Public transit is an .important component in the transportation system in the City of Westland. Currently, the Southeast Michigan Transit Authority (SEMTA) provides line-haul service on four regular service routes and two Park & Ride routes. The four regular service routes travel along Warren, · Ford, Cherry Hill, and Wayne Roads, and terminate at the Westland Center. Two of the regular routes are scheduled only during rush hours, between downtown Detroit and Westland. The other two regular routes run a full schedule, providing service to Detroit, Dearborn, Ecorse and other communities to the east. The two Park & Ride routes operate Monday through Friday on Ford Road and Michigan Avenue, providing service to Detroit and Dearborn. In addition to the line- haul service, SEMT A provides curb-to-curb service through its Connector small bus service. The SEMTA Connector service is designed to be especially useful for handicapped and elderly persons. Public transit is a vital component in the transportation system of any urban area. Every attempt should be made to coordinate traffic and road engineering, land use planning, and public transit service in Westland. Priority Strategies for Transportation Improvements 1. IMPROVE MAJOR THOROUGHFARES: Several county primary and m~jor city streets are not designed to carry existing volumes of traffic. Traffic congestion on these thoroughfares will increase as new industrial, commercial, and residential development occurs. The city should work with county officials to identify· deficient roads and streets, and set priorities for reconstruction and widening of these thoroughfares . • 1-7-86 44 �• 2. DEVELOP A MASTER THOROUGHFARE PLAN: The internal road network is incomplete in certain parts of Westland. The engineering and planning departments should work together to develop a master thoroughfare plan to guide the layout and development of a continuous ,internal road network and prevent parcels from becoming landlocked. 3. DEVELOP A TRUCK ROUTE SYSTEM: Future development of the industrial district in Westland will result in an increase in truck traffic on city streets and roads. The engineering and planning departments should work together to develop a truck route system that channels trucks away from residential areas and onto roads that are constructed to carry heavy truck traffic. 4. IMPROVE FREEWAY LINKAGES. The absence of freeway linkages has often been cited as a key reason that commercial, office and industrial development has bypassed Westland in favor of other nearby communities. The city should work toward improving the linkages from the Westland Shopping Center area and the industrial district to I- 275 west of the city. Efforts to improve freeway linkages should focus on road design and traffic control on Warren, Newburgh, Cherry Hill, and Ford Roads. 5. IMPROVE THOROUGHFARE SYSTEM CONTINUITY. Because of Westland's unusual shape, thoroughfare system continuity requires the cooperation of the cities of Inkster and Garden City. Appropriate departments from these three cities should cooperate on the planning, design, and scheduling of improvements on streets and roads that are continuous from ~me community to the next. 6. STREET AND ROAD MAINTENANCE. Westland should continue to work with residents to seek a street paving plan that is financially reasonable for both the residents and the city . • • 45 �• PARKS AND OPEN SPACE Existing Parks and ,Open Space Facilities According to the 1982 land use survey, city and county parkland occupies over 1,100 acres of land in Westland, or approximately 8. 6 percent of the total land area. School sites and private recreation facilities add several hundred acres to the total parks and open space inventory. The city itself owns and maintains 23 separate parks and recreation facilities, including a 9-hole municipal golf course and the Melvin G. Bailey Recreation Center. The Bailey Recreation Center, which is ce,ntrally located next to the municipal offices and Central City Park, includes facilities for tennis, racquetball, swimming, and other recreation activities. City-owned parks in Westland are classified in two categories as follows : • Neighborhood Parks. Neighborhood parks are designed primarily to accommodate the recreation needs of children. Generally, neighborhood parks are between 4 and 15 acres in size, and include playground equipment and a small picnic area. The 19 77 Westland Parks and Recreation Master Plan sets forth a goal of a neighborhood park within a half-mile of every residence . Community Parks. Community parks are designed to accommodate a wide variety of recreation activities, including organized sports and spontaneous family activities. Community parks are generally between · 15 and 35 acres in size. The· Parks and Recreation Master Plan sets forth a goal of a community park within 1-1/2 miles of every residence in the city. The Master Plan identified the following community parks that now exist or were under development: Cooper Park and Community Center (project was under · development, but has been dropped) Jaycee Park (existing) Central City Park (under development) Hix-Koppernick Park (under development) Henry Ruff-Palrne_r Park (existing) Dorsey Community Center (existing) . Stottlemeyer Park (existing) • 46 �• • County-owned parks have the capacity to accommodate most outdoor recreation needs of _Westland residents, especially in the northern part of the city. Altogether, the three county-owned parks in Westland occupy over 1,000 acres of land, most of which is in the floodplain of the Middle or Lqwer Rouge Rivers or Tonquish Creek. The largest and most developed county park is the Middle Rouge Parkway, which extends along the Edward N. Hines Drive in the northeast part of the city. The Middle Rouge Parkway has facilities for picnicking and passive recreation activities, - as well as for more intensive recreation pursuits, such as baseball and football. The William P. Holliday Parkway, located in northwest Westland, is largely undeveloped, providing opportunities for observation and appreciation of nature and wildlife. The Lower Rouge Parkway is the smallest county-owned park in Westland, located in southeast Westland. This park contains picnic areas, natural areas, and facilities for baseball and tennis. School-owned sites accommodate many of the recreation needs of children and active sports enthusiasts. About forty school-owned sites are located in Westland, generally adjacent to public schools. Most of these sites have playground equipment and facilities for baseball, football, tennis, and other activities. The 1977 Westland Parks and Recreation Master Plan identified certain school sites, such as Stevenson High School and John Glenn High School, as sites that could be developed into community parks, provided a cooperative agreement could be developed with the school districts . Private recreation facilities and open space accommodate recreation needs that are not met by public facilities. The City of Westland contains three bowling establishments, the Hawthorne Valley Golf Club, the Wayne-Ford Civic League, and a YMCA ·and YWCA. To a limited extent, recreation needs of residents in northwest Westland are accommodated on the vast privately-owned, undeveloped lands. The Huron-Clinton Metroparks provide Westland residents with certain recreation opportunities that are not available in the city, such as •boating, fishing, and swimming. The Lower Huron Metro Park, Willow Metro _Park, and Oakwoods Metro Park are located 7 to 10 miles south of the city. Kensington Metro Park, the largest park in the system, is located about 15 miles nowthwest of the city on Kent Lake. Recent Development Efforts • Parks and recreation development efforts in recent years have been focused on the Central City Park and Melvin G. Bailey Recreation Center. The Central City Park, located south of the municipal offices on Ford Road, covers about 100 acres of land much of which is still under development. A man-made lake, bike trails, picnic areas, play ground facilities, athletic fields, and tennis courts have already been completed. Future plans call for a day camp area, outdoor theater, and indoor /outdoor pool. The Melvin G. Bailey Recreation 47 �Center, also located south of the municipal offices, was constructed in 1978. This facility contains an indoor skating rink, tennis courts, and racquetball courts. The Birch Hills Golf Course was another major recreation project completed in the last five years. This project involved re-design pf the course into a nine-hole course and construction of a clubhouse. The Dorsey Community Center, which was remodeled in 1981- 82, was the subject of the most recent recreationrelated development efforts in Westland. Recreation Programs Westland's parks and recreation programs are designed to obtain maximum use of facilities and provide opportunities for residents of all ages. The comprehensive nature of the parks and recreation programs is reflected in the inventory provided in the 1977 Parks and Recreation Master Plan. According to the Master Plan, year-round recreation programs are offered, including summer playground activities, youth and adult baseball and basketball programs, cooperative programs with local school districts, a full-scale senior citizen program, and programs at the multipurpose arena. The Arts Council and Westland Civic Symphony Orchestra are among the year-round activities offered in Westland. • Parks and Recreation Deficiencies The 1977 Parks and Recreation Master Plan used a twofold approach to identify parks and recreation deficiencies: 1) The· distribution of parks was analyzed based on the following standards: no residence should be farther than one- half mile of a neighborhood park; .- no residence should be farther than 1-1/2 miles of a community park. 2) The adequacy of recreation activities was analyzed based on a survey of 250 residents that determined participation rates and recreation preferences. With regards to park distribution, the Master Plan identified the following deficiencies: NORTHEAST: Community park land is inadequate; a ✓ neigh­ borhood park is needed west of Merriman Road. NORTHWEST: Upon development of designated sites, park land should be adequate. 48 �SOUTHWEST: Community park land is inadequate. SOUTHEAST, NORTH OF GLENWOOD: is inadequate. Community park land SOUTHEAST, SOUTH OF ANNAPOLIS: should be adequate. Existing parks The Master Plan noted that the ability of county-owned parks to satisfy recreation needs is limited-, especially in the Middle Rouge Parkway, because Westland residents are fearful of crime and rowdy visitors in the county parks. The Norwayne Needs Assessment completed in 1979 noted a similar problem concerning the Norwayne Park. The facilities within each park .are also determinants of the adequacy of the parks. Park facilities / must coincide with recreation preferences if they are to be utilized and accommodate residents' recreation needs. The parks and recreation survey, which was completed in 1975, found that only 11. 3 percent of Westland 's residents satisfied most recreational needs in Westland 's parks. About 31 percent satisfied their recreational needs in Wayne County parks, while about 47 percent used park facilities in the Huron-Clinton Metropark or State park systems. According to the survey, recreation activities most preferred by residents of Westland include walking, bicycling, picnicking, swimming, sledding, ice skating, handball, racquetball and tennis. These activities can be easily accommodated in existing parks provided proper facilities are installed. Residents also expressed a preference for certain activities that are best accommodated by the private sector or in State and regional parks, such as fishin_g, bowling, horseback riding, and hunting or shooting. Residents also expressed an interest in more family-oriented recreation or social activities, such as hay rides, corn roasts, and fun nights. These activities could be accommodated in city parks with proper planning and organization. Parks and recreation programs have been expanded considerably in the seven years since the survey of park needs was completed. Hence, it is likely ·· that a much greater proportion of residents now find that city-owned parks and recreation facilities meet their recreation needs. Development Options Although parks and recreation facilities have been improved considerably in recent · years, · many deficiencies that were identified in the Parks and Recreation Master Plan still exist. The distribution of parks still does not meet the stand8:rds set forth in the Master Plan, and many parks do not contain all of the facilities preferred by residents. The Master Plan sets forth several recommendations that would correct these deficiencies. Re-examination of the recommendations is necessary in light of existing and projected budget constraints faced by the city. Most of the recommendations set forth in the master plan involve a large capital 49 �investment for land or facilities, followed by development costs, and maintenance and operating expenses. These recommendations may no longer be feasible, since limited revenues must first be diverted to mandatory city operations and existing parks and recreation facilities. Several development options exist if future dwindling revenues prevent implementation of the Park and Recreation Master Plan recommendations: 1) Many preferred activities, such as bicycling and walking, require no land purchase of park development. These activities can best be accommodated through designation or development of bicycle trails, sidewalks, and nature trails. In new subdivisions, it may be possible to require developers to construct public facilities of this sort. 2) Instead of developing new community parks where recommended, it may be more feasible and less costly to improve access to existing community parks in the city. Improved thoroughfares, sidewalks and public transportation could effectively increase the service radius of a community park. 3) Community park-type facilities, such as baseball fields and tennis courts, could be developed in existing neighborhood parks, thereby eliminating the need for new community parks. By spreading the community park-type facilities among several neighborhood parks, the risk of altering the character or overutilization of the neighborhood parks is reduced. 4) Instead of developing the Hix-Koppernick Park as a community park, it could be developed as a neighborhood park, at least in the short term. 5) School sites could be more intensely developed and used. Many communities have signed agreements with school districts that allow the use of school property as parkland. In certain cases, the school district and city share the costs of mainteriance, but each entity pays for and operates recreation programs to _meet their own needs. Many newer schools have large sites that could readily serve dual purpose as school playground and city park. Priority Strategies for P;;i.rk and Recreation Development 1. • IMPLEMENT THE PARKS AND RECREATION MASTER PLAN. The 1977 Westland Parks and Recreation Master Plan should continue to serve as the primary guide for development of Westland's parks and recreation programs. However, in light of existing and projected budget constraints, the city should search for less costly alternatives that could approximate the end result sought by 50 �-= • the recommendations set forth in the Master Plan. 2. ACCOMMODATE RESIDENTS' RECREATION PREFERENCES: Many recreation activities preferred by residents, such as walking· and bicycling, can be accommodated without costly park development. In developing its parks and recreation system, the city should focus on residents' preferences, rather than arbitrary, generalized standards. In the effort to accommodate residents' preferences, the city should avoid duplication of existing facilities in county, regional, or State parks. Private development of recreation facilities should be encouraged where appropriate . • 51 �COMMUNITY FACILITIES The community facilities component of the master plan outlines the major capital purchases expected in the next 5 to 10 years. The purpose of this component is to: 1) link the master plan to fiscal planning and to actual physical development; 2) aid in planning, settling priorities, and sched-uling of capital projects; 3) provide information necessary to set forth sensible growth management guidelines; and, 4) coordinate activities of all departments. The community facilities component examines future capital expenditures related to police, fire, general government, parks, and schools. In most instances, projected capital expenditures involve replacement and maintenance rather than expansion or addition to the existing capital stock. These projections, which are based on consultation with department heads, are based on the assumption that there will be little or no growth in population or new construction over the next 5 to 10 years. There should be little additional operating expenditure associated with the projected capital expenditures, since the projections involve mostly replacement of facilities already in operation. A detailed description of projected future capital needs follows: • 1) Fire Protection. Fire department needs fall into three categories: fire stations, fire engines and emergency medical rescue vehicles. According to the fire chief, existing fire station locations are adequate, but renovations are required. Fire station No. 1, located at 36435 Ford Road, should be re. modeled to include four additional bays for drivethrough emergency equipment, additional office space, additional living quarters, a complete dispatching-command center, emergency power unit, and communication facilities. The existing living quarters should be removed to allow a greater setback from the widened Ford Road. Fire station No. 2, located at 7825 Merriman Road, should be expanded by one bay to accommodate a fire pumper with a water tower of at least 55 feet in length. Although land is available on the north side of the building for this addition, it is not presently owned by tlie city. Fire station No. 3, located at 1850 Northgate, may require an additional bay if the responsibilities of this station increase. • Fire engine replacement should be planned so that each engine serves as a first responding unit for no more than 15 years, and as a reserve unit for an additional 5 years, for a total expected service life of 20 years. According to this schedule, a replac~ment 52 . �• engine with water tower should be purchased every fourth year commencing in 1983, with purchases scheduled for 1987, 1991, 1995, 1999, and so on. Adjustments in the type of equipment may be necessary based on changes in design, personnel, and fire protection procedures in general. Current cost fora pumper is $203,000, with an additional cost of $26,000 for equipment. A 135-foot aerial/water tower engine should be purchased by 1985 to replace the existing 75-foot aerial platform which has reached the end of its service life because of the number of tall buildings recently constructed in Westland. . The 135-foot aerial/water tower, which is the longest available, would meet the city's fire protection performance standards. Current cost for such a vehicle is about $325,000 to $500,000. An additional aerial device would be required if responsibilities for fire protection at the Wayne County General Hospital complex increase. • • Emergency medical rescue vehicles should be refurbished every five years and replaced every 15 years. The city currently has four first line vehicles and one reserve vehicle, with a new vehicle due in the fiscal year 1984 budget. The first vehicle refurbishment is due in 1985 and every year thereafter. 2) Police Protection. The most important capital expenditure requirement in the police department is a computerized record-keeping system. According to the police chief, the existing hand-filed record-keeping system is several years behind current practice. A computerized system would cost approximately $100,000, but would improve the efficiency and effectiveness of the police department. The installation of a computerized record-keeping system would generate additional operating expenditures, due to the increase in personnel and maintenance. Vehicle replacement is an ongoing capital requirement of the police department. The police department has 20 marked vehicles, half of which must be replaced each year, and 10 ·unmarked vehicles, two of which must be replaced each year. Thus, 12 police vehicles must be replaced each year at a current cost of about $13,000 each. According to the police chief, the existing police headquarters was designed to fulfill the city's needs through the year 2000, so no building-related capital expenditures are expected ·in the near future . 53 �• 3) Buildings. No new building construction is projected in Westland in the next 5 to 10 years. Consideration has been given to closing certain buildings, such as the multipurpose building located at Wildwood and Hunter Roads, in order to reduce operating costs. However, no buildings have yet been closed by the city. Maintenance will be the most significant building-related capital expenditure item in future years. According to the- director of the Department of Public Service, maintenance costs on most buildings are routine, although the maintenance needs of city hall are much greater than would be expected for a building of its age. 4) Public Service Vehicles. The Department of Public Safety maintains a replacement schedule for vehicles and mobile equipment owned by the city. According to the schedule, the following vehicle purchases will be necessary in the near future: • 5) • a. Vactur machine. This piece of equipment is used to clean catch basins and costs approximately $60,000. b. Sewer-get. This piece of equipment is a high water pressure sewer cleaner and costs approximately $70,000. c. Street sweepers. Three street sweepers are needed within the next five years, at a cost of approximately $45,000 each. d. Trucks. Two large trucks are needed each year for the next five years, at a cost of approximately $45,000 each. e. Front-end loader. end loader. f. Additional vehicles. The city owns 60 additional vehicles (automobiles and pick-up trucks) that are on a 5-year replacement schedule. Thus, 12 vehicles should be replaced each year at an average current cost of between $12,000 and $13,000 each. The city has a need for one front- Street paving. Street paving will probably be a major capital expenditure in future years. Street paving is generally done on a continuous basis so a portion of the total network is paved each year. However, it appears the 1982 paving pro·gram will not be comple.t ed because of .a lengthy lawsuit and increasing construction costs. The lawsuit, 54 �• which covers between 12 and 13 miles of paving, has held up the entire paving program. Future paving programs will have to make up for the time lost in the 1982 program. According to 1982 estimates, the cost for paving a gravel road was approximately $30 per running foot. Street maintenance will also be a major gets. In 1982, $180,000 was allocated miles of paved local roads, yielding an mile. A total of $90, 000 was allocated 30 miles unpaved local roads, yielding per mile. 6) item in future budfor maintenance of 210 average of $857 per for maintenance of an average of $3,000 Water System. Improvements to the water system are expected to cost about $250,000 per year for the next few years. Major scheduled improvement projects include: 1983: 12-inch watermain along Newburgh Road, from Wayne Road to Hunter Road. Estimated cost: $225,000. 1984: Extension of watermai.n and installation of master meter along Merriman Road, from Annapolis to Van Born. Estimated cost: $150,000. 1985: 12-inch watermain along Annapolis Road, from Merriman to Henry Ruff. Estimated cost: $70,000. Next five years: Replace i- and 4-inch watermains in Norwayne area with 6-inch watermains in a six-phase project. Estimated cost: $2 million. 7) • Sewer System. The costs for sewers and water in new subdivisions are generally paid by the developer. In certain . areas, the city may install· these utilities and recover the costs over a five-year period through special assessments. Maintenance and replacement of the existing systems are _the major sewer-related capital costs. Catch basin repairs are the only storm sewer· repairs scheduled in the near future. Catch basin repairs are to be coordinated with road improvements at a cost of about $200,000. Three major sanitary sewer projects are presently under consideration: 1) Rerouting of sewers is necessary at two points to avoid overloading ·the Inkster system. Rerouting is necessary in the vicinity of Annapolis Road at Middlebelt Road and Henry Ruff at Cherry Hill Road. Total estimated cost of these diversions is $115,000. 2) Within the next five years, inflow and infiltration into the sanitary sewer system in the Annapolis Park area 55 �must be studied, and specific recommendations must be set forth. Slip lining and restructuring will be necessary in several segments of the system. 3) 8) • Implementation of the Wayne County Facility Planning Study could take place if Federal money is available for recommended projects. This study focuses on water quality in the Rouge River. A local match probably will -be required if the project eventually gets underway. Schools. No major capital expenditures other than for routine maintenance are expected by the school districts that serve Westland. Due to declining enrollments, several schools have been closed, and closure of three additional schools (McKee Elementary, Tinkham Elementary, Washington Elementary) has been recommended. The final public hearing prior to board action on closure of these schools was scheduled for March 29, 1983. Another round of school closings in the Wayne-Westland district is expected in three years. Until enrollments level off, it is expected that the school districts will continue to focus on reducing costs and eliminating excess building and equipment rather than purchase of new buildings or capital goods . Funding Capital Improvements Declining state and Federal revenues have made it more difficult for local units of government to fund needed capital improvement projects. Funding -is especially scarce for facilities that do not produce revenue and therefore cannot be financed through issuance of revenue bonds. The reduction in state and Federal revenues does have some benefits, however. Capital improvement programs that bypass state and Federal bureaucracies are generally more efficient. With less funding . · coming from nonlocal sources, there is generally more attention focused on cost efficiency. Finally, local governments have more control over the design and implementation of capital improvement programs th~t are locally financed. Sources of capital improvements funding fall into three general categories: revenue-raising, debt financing, and public-private approaches. Sources of financing under these three approaches are outlined below: Revenue-Raising Development Fees and User Charges . • Short-Term •Money Management. This approach makes use of various investment techniques to maximize returns· ·on local government funds . 56 �Benefit Assessments. This approach involves the designation of ge9graphic districts and determination of property benefits as a basis for proportionate assessments. Tax Increment Financing. Under this approach, new construction within designated project areas is funded using property tax increases from rising property assessments. Independent Authorities. This approach involves the joint delivery by two or more public agencies of facilities and services, such as police and fire protection. Exactions. Exactions require developers to 11 contribute 11 certain facilities, such as roads and sewers, in a new development to the local government. This approach is already used by Westland. Debt Financing Revenue Bonds. Revenue bonds are a readily available and conventional way to finance public facilities that produce revenue. • Lease-Purchase Financing. Under a lease-purchase agreement, the contract provides that the title will pass to the lessee upon expiration of the term of the lease. Certificates of Participation Lease Financing. This approach involves the sale of certificates (representing interest in leases to public entities) to private investors to raise money for new facilities. This method often is used in combination with sale and leaseback arrangements. Creative Use of Bond Instruments. This approach involves · unconventional aspects of bond-financing, such as zero coupon or indexed bonds. Public-Private Approaches Charitable Contributions. This approach depends on contributions from citizens and the private sector for tangible public facilities and ·their operation and maintenance. Private Enterprise Licensing. Under this approach, exclusive rights are granted to certain businesses to construct or operate certain facilities . • 57 �Public Sector Entrepreneur. Under this approach, local government ;icts as if it were a private firm. Examples of this approach include municipal insurance programs, development of surplus property, and bargaining with private developers to pay for certain facilities in return for public investment. Sale and Leaseback. This approach involves the sale of newly constructed -or existing facilities to private investors and leasing them back for public uses. Priority Strategies for Community Facilities Improvements 1. DEVELOP A CAPITAL IMPROVEMENTS PROGRAM. The City of Westland should invest the time and effort necessary to prepare a full-scale capital improvements program. A general knowledge of major expenditures and revenue sources is no longer adequate to guide communities on a fiscally-sound course. Precise capital expenditures projections, knowledge of specific funding sources, and methods of payment and clearly stated capital expenditure policies are necessary to equitably allocate scarce funds to needed capital improvement projects. 2. INVESTIGATE INNOVATIVE METHODS OF FINANCING. As sources of funding dwindle in number, many communities have found innovative methods to stretch the use of existing funding sources. In states that have . been affected by tax limitation laws, local governments have kept solvent through creative use of local revenues. The City of Westland should investigate the innovative financing methods used by other local governments in Michigan and other states to determine their applicability in ·westland . • 58 - - - - -- - - -- ------ - ~ �Land Use Policies �LAND USE POLICIES Planning policies set forth an approach or position which the City Council, the Planning Commission, and other city officials may refer to in future decision making. The policies in this section cover residential development, retail, service and office development, industrial development, and parks and open space development. These policies address specific current and future planning issues and problems in Westland. The formulation of these policies is intended to guide future development and land utilization in Westland. Residential Development Policies POLICY 1: The city should continue efforts to preserve and improve the quality of residential neighborhoods. The housing conditions survey revealed that overall housing and neighborhoods are in good condition in Westland. However, the survey identified five areas where an accelerated state of housing deterioration exists. Rehabilitation programs, Comm unity Development Block Grant programs, public infrastructure improvements, and code enforcement programs should be continued, and private reinvestment in single-family neighborhoods should be encouraged. Organized participation of residents is integral to a successful rehabilitation program in the deteriorated residential areas. POLICY 2: The city should work toward a balanced combination of multiple- and single-family housing so as to provide a full range of housing choice in Westland. Additional multiple-family and townhouse development should · be permitted, but only · where public services and utilities are adequate and where the new development can be comfortably assimilated into the existing neighbor-_ hood. POLICY 3: The city · should encourage orderly private development of vacant residential land. Westland contains over 1, 700 acres of vacant land with residential development potential. New residential development is important to . the long-range vitality of Westland, provided that: 1) there is corresponding growth in the local economy, 2) the city can provide the new development with adequate public services, and 3) there is minimal disruption to natural areas and woodlands in the city. Consistent with thes·e goals, reside_ntial • 60 �areas in the northwest part of the city should be developed ~m large lots at a low density. Residential areas nearest to the developed commercial and government core should be developed first, followed by developmept of more outlying residential areas. POLICY 4: Planned mixed use development consisting of singlefamily attached and detached units, mobile homes, multiple-family_ units, and commercial facilities, · should be encouraged in two locations: 1) north and south of Michigan A venue, encompassing the Eloise complex and 370 acres of vacant land, and 2) the area within the flight path of Detroit Metropolitan Airport. Developers should be . encouraged to creatively use the planned development option to design developments with visual appeal and character, make efficient use of the land area, minimize infrastructure costs and provide ample open space. Proposed planned mixed use developments in the airport flight path should be consistent in quality and character with existing single- family development in the area. POLICY 5: The Westland municipal budget should include a substantial allocation for capital improvements in residential neighborhoods each year. The city should work with citizens in setting neighborhood capital improvement priorities, especially where special assessments are required or where needed improvements must be delayed because of lack of f_u nding. POLICY . 6: The city should work with school officials, residents, and developers to determine feasible uses for obsolete school buildings. Proposals for reuse of school buildings should be carefully reviewed to be certain that new uses are compatible with surrounding residential development. Stringent site design standards should be required, with particular emphasis on adequate offstreet parking, landsca·ping, and screening. Retail, Service and Office Development Policies POLICY 1: The City of Westland should encourage development of an intensive retail/office core in the Westland Shopping Center area. Intensive development in this area would be centrally located within the city, and would make efficient use of existing transportation routes and public services. Development in the retail/office core should consist primarily of comparison retail businesses and high quality office buildings or office parks. Convenience retail uses, personal and repair services, and storefront offices are generally not appropriate in 61 �the retail/office core and should be encourated to locate al~ng one of Westland's commercial corridors. POLICY 2: Discontinuity along Westland 's commercial corridors should 1Je discouraged, so as to preserve the vitality of the corridors. Infill on vacant lots should be encouraged, and the city should work toward elimination of incompatible noncommercial uses along the corridors. POLICY 3: The city should work with the private sector in an intensive effort to reverse the decline of strip commercial areas. Efforts should be directed toward resolving traffic ingress and egress problems, providing adequate parking, eliminating excessive advertising and signage, rehabilitating deteriorated buildings, and providing sufficient landscaping. Emphasis should be placed on implementation of site and building standards set forth in the new zoning ordinance. POLICY 4: Commercial areas adjacent to residential areas should be restricted to low-intensity commercial uses whenever possible. Personal and repair services, wholesale operations, and other commercial uses that are not compatible with residential development should be restricted to commercial corridors where these uses are already predominant, including the commercial corridors along Joy and Warren Roads between Middlebelt and Inkster Roads, and along Van Born Road, between Henry Ruff and Inkster Roads. Rigid setback, screening, and buffer standards should be strictly enforced in those locations where commercial uses abut residential uses. POLICY 5: Neighborhood commercial areas should generally be restricted to sites at or near the intersection of major roads so as to facilitate access from surrounding neighborhoods, yet minimize the impact from noise, litter and traffic on the neighborhoods. Scattered commercial and office facilities in residential areas that do not meet the needs of the surrounding neighborhood or are incompatible with residential development should be encouraged to relocate in the commercial/office core or along one of Westland's commercial corridors. Site planning in neighborhood commercial areas, with special attention to vehicle circulation, screening, parking, and landscaping, should minimize the impact on surrounding residences. POLICY 6: The overall urban design quality of the commercial/office core and major commercial corridors should be en. hanced through capital improvements and implementation of site planning standards and recommendations set forth in the Urban Design Guidelines contained in this 62 . �plan. Through application of the urban design standards to . signage, lighting, and other features an effort should be made to visually identify major commercial districts and corridors as important and distinctive focal points or gateways in Westland. POLICY 7: The commercial/office core and other major commercial areas in Westland should accommodate shoppers who arrive by bicycle. Bicycle routes should be designed to link up with major shopping areas, and bicycle racks should be provided. Industrial Development Policies . POLICY 1: The City of Westland should encourage development of a cohesive, continuous industrial district along the Chesapeake and Ohio rail line on the west side of the city. Incompatible commercial and residential uses in this area should be encouraged to relocate elsewhere in the city. POLICY 2: Light industrial uses, including warehousing operations, research firms, and light manufacturing that are completely enclosed should be restricted to the periphery of the industrial district adjacent to residential areas. The impacts of noise, vibration, air pollution and other nuisances on nearby residential areas should be controlled through strict enforcement of performance standards contained in the zoning ordinance . POLICY 3: Commercial and office uses should be permitted in the industrial district if they are: 1) intended to serve primarily employees and visitors to the industrial district, or 2) part of an overall development plan in which the commercial and office uses are complementary to the industrial uses. Commercial and office uses should not be located where they will deter industrial_ development or detract from the character of the industrial district. • POLICY 4: To encourage development of the industrial district, the city should formulate a plan to complete infrastructure improvements required by ind us try. Special attention should be focused on the adequacy of the road network in the 1.ndustrial district. As the industrial distirct develops, a truck route plan should be prepared to prevent excessive industrial traffic in residential areas. 63 �Parks and Open Space Policies POLICY 1: The city should continue to use the Westland Parks and Recreation Master Plan as the primary guide fo;r develop~ent of Westland's parks and recreation system. However, the city should continue to search for less costly alternatives that would provide residents of all ages with year-round recreational activity. POLICY 2: The development of new parks and recreation programs should focus on preferences of residents, rather than arbitrary standards. The 1975 survey of residents' recreation preferences can be used as a guide for development of a balanced program that includes facilities for bicycling and walking, day-use facilities, fields for organized sports, passive recreation areas, and special facilities such as the Bailey Recreation Center. POLICY 3: An effort should be made to cooperate with school districts in the development and use of school sites as playgrounds, neighborhood parks, or community parks. School sites should be considered as part of the total park inventory in the planning of parks and recreation facilities in Westland. Should it be necessary to close any schools, the city should evaluate neighborhood recreation needs in the area and, if necessary, acquire playground sites to replace the school sites. POLICY 4: A well-marked system of bicycle routes should be developed in Westland. The b1cycle routes should connect with major commercial areas, parks, governmental buildings, and other focal points in the city. Bicycle racks should be provided at each major terminus in the bicycle route system. POLICY 5: The city should make an effort to accommodate a major recreational preference of Westland residents: walking. Nature trails should be· developed in parks and side- _ walks should be constructed in residential areas to provide walking oppaxtunities in Westland. POLICY 6: The city should avoid duplication of recreation services that are adequately provided by schools, churches, public service organizations, and private businesses. POLICY 7: The city sho.uld strive to maintain high standards for landscape design and maintenance of public parks and open space areas. The city should also continue to maintain landscaping around municipal buildings throughout the ·city. 64 �Future Land Use Plan �FUTURE LAND USE PLAN The Future Land Use Plan for the City of Westland is designed to preserve and enhance residential neighborhoods, develop a viable commercial/office core, and create a cohesive industrial corridor. The map has been prepared in accordance with the land use policies outlined in the text of the plan, and it is intended to reflect the analysis and information set forth in the plan. The Future Land Use Map provides adequate space for public and semipublic uses, including government administration, schools, churches and parks. The map also provides for a more balanced economic base, with stronger industrial and commercial sectors, and less vacant and public land. The plan has eight land use categories which are discussed below. Single-Family Residential The intent of the Future Land Use Plan is to preserve and enhance existing residential neighborhoods through elimination of incompatible nonresidential uses and through infill on vacant areas within existing single-family residential neighborhoods. All built-up residential neighborhoods are retained in the Future Land Use Plan, except for the scattered single-family development located within the industrial corridor on the west side of the city. The Future Land Use Plan indicates ne'i't'. single-family residential development in six locations throughout the city : 1. North of the Westland governmental complex, southwest of the Westland Shopping Center. 2. In the southwest corner ·of the city, adjacent to the City of Wayne. High-quality single-family residential development, consistent with the quality of homes being built on the south side of Glenwood Avenue in the City of Wayne would be appropriate for _this area. _ 3. East of Newburgh Road and north of Cherry Hill Road, near to the city's education and public services complex. 4. North of Marquette and east of Carlson, near to the city's education and public services complex, the Westland governmental center, and central city park. 5._ In the northwest section of the city, north of the William P. Holliday Park. 66 �6. Infill on vacant lands in single-family neighborhoods throughout the city. Overall, the Future Land Use Plan indicates an additional 1,200 acres of single-family re~idential development (see Table 5). Single-family residential land use will occupy a total of 5, 360 acres, constituting percent of the total land area in the city. The intention of the Future Land Use Plan is that low-density, largelot, single-family residential development should occur on the vacant lands in the northwest section of the city. More intensive residential or commercial development is inappropriate for this area because of stormwater drainage problems that exist north of the Tonquish Creek. Low-density residential land use provides a greater opportunity -to preserve the natural beauty of the area. Concentrations of single-family development would be acceptable in the northwest section of the city, provided that stormwater drainage problems are resolved and the effect on the natural environment is minimal. The Future Land Qse Plan retains all existing single-family residential neighborhoods, even though redevelopment of certain neighborhoods is expected within a twenty-year planning framework. Replacement of much of the deteriorated public housing in the southeast part of the city is foreseen. Nevertheless, single-family residential development is generally considered the most appropriate long-term use for these areas. Multiple- Family Residential The Future Land Use Plan calls for limited new multiple-family residential development since the city already has abundant acreage allocated to multiple-family development. An additional 360 acres of land are designated for multiple-family residential use, primarily west and south of the Westland Shopping Center. Ample vacant land exists southwest of the Westland Shopping Center, where multiplefamily development can be constructed close to shopping and employment opportunities without disruption to existing or planned singlefamily residential neighborhoods. The Future Land Use Plan retains all existing multiple-family developments. Reallocation of land for new multiple-family development would be· appropriate in the future if there is a documented need to broaden housing opportunities in the city, adequate public services and infrastructure are available, . and new multiple-family housing can be developed without disruption to existing neighborhoods. Multiple-family residential land use will occupy 852.9 acres, or 6.5 percent of the city's total land area, according to the Future Land Use Plan. Commercial The Future Land Use Plan provides for a strong, viable commercial/ office core focused upon the Westland Shopping Center. The area 1-7-86 67 �surrounding the Westland Shopping Center should be developed to its full potential, with additional commercial development and new quality office development. Implementation of this plan will necessitate an improved thoroughfare system to facilitate access to the commercial/office qore from I-275, Ford Road, Wayne Road, and Warren Road. · Wayne Road, Ford Road, and i\liddlebelt Road are retained as fullydeveloped commercial cor._ridors in the Future Land Use Plan. With adequate attention from both private and public sectors, these thoroughfares can be developed into viable and attractive commercial corridors. Noncommercial uses should be phased out, and the minimum lot depth should be extended to 200 feet, in conformance with the new zoning ordinance. An effort should be made to find acceptable solutions to the parking problems along these corridors, and special attention should be focused on improving the aesthetic quality of corridors. Commercial and service uses are indicated for certain corridors in the city, in conformance with the existing land use in adjacent communities on the opposite sides of the roads. Commercial and service uses are considered appropriate along Joy and Warren Roads, between Middle belt Road and Inkster Road, and along Van Born Road, between Henry Ruff Road and Inkster Road. The Future Land Use Plan culls for elimination of many scattered commercial uses throughout the city that are incompatible with the surrounding residential or industrial uses. However, certain small shopping centers or groups of retail stores have been retained to serve as neighborhood convenience centers. Overall, the Future Land Use Plan designates 925 .4 acres of commercial land, an increase of 281. 5 acres over the existing commercial acreage in 1982. About 7. 1 percent of the city's land area will be allocated to commercial development. Office Development The Future Land Use Plan recognizes a strong potential for quality mid- or high-rise office dev.elopment near to the Westland Shopping Center. Vacant lands north and south of the center along Cowan and Warren Roads are allocated to office uses. Two additional vacant areas along Wayne Road within one-half mile of the shopping center are designated for office use. Two vacant school sites, on Warren Road and Ann Arbor Trail, are considered appropriate locations for more modest office development. The Future Land Use Plan allocates a total of 127 .1 acres to office development, constituting approximately 1. 0 percent of the total land area of the city. Existing scattered office development that is located within the city's built-up commercial corridors is accounted for in the general commercial category. 1-7-86 68 �Planned Mixed Use Development The Future Land Use Plan calls for planned mixed use development in two key locations: 1) north and south of Michigan Avenue, encompassing the Eloise fac:il;ity plus 370 acres of vacant land, and 2) the area within the flight path of Detroit Metropolitan Airport, roughly bounded by Annapolis, Admiral, Van Born, and Irene Roads. The underutilized county property north and south of Michigan A venue represents a unique opportunity for a creative mixed use development consisting of single-family attached and detached units, mobile homes, multiple-family units, and commercial facilities. The majority of buildings in the Eloise facility are unusable and should be razed. Together with the ·vacant land to the south, this property should be easily marketed since it is one of the few remaining large tracts of land within an otherwise built-up urban area. The property benefits from good highway access, close proximity to existing commercial facilities, and access to public utilities. The area within the flight path of Detroit Metropolitan Area deserves special consideration because the level of noise exceeds what is normally acceptable for a single-family residential neighborhood. According to the Detroit Metropolitan Wayne County Airport Master Plan Study, the day-night average sound level (Ldn) in this area will range between 65 and 67 Ldn by the year 2000. The Airport Master Plan suggests that land use controls, noise easements, and compatibility controls will be appropriate in this area. The Airport Master Plan indicates that compatible land uses within the 65 to 67 Ldn sound level include apartments, transient lodging, manufact1:)Iing, transportation, communication, utilities, wholesale and retail trade, services, parks, resource production or extraction, and undeveloped land. Other uses may be compatible if noise attenuation construction materials are used, such as double glazing and extra insulation. Planned mixed use development is appropriate for this area since it would allow further development of the single-family residential pattern, provided that · special construction techniques are used. The planned· mixed use option would also allow for development of apartments, commercial, and service uses that are inherently more compatible with the· level of noise in the area. Overall, 421. 4 acres of land al"e allocated for planned mixed use development, representing about 3. 2 percent of the city's total land area. Industrial The intent of the Future· Land Use Plan is to create a cohesive industrial corridor along the Chesapeake and Ohio Railroad on the west side of the city. Additional industrial development is needed in Westland to balance the tax base of the city, which has been heavily weighted toward · the residential sector. New industrial development would generate a stronger local employment base and generally strengthen the overall local economy. 69 �.. -----. -- The industrial corridor indicated on the Future Land Use Plan encompasses the five existing industrial parks, plus all intervening land area. All incompatible residential, commercial, and semipublic uses within the corridor should be phased out to assure uninterrupted development of the corridor. Actual re zoning and removal of nonindustrial uses need not occur for several years until concrete development plans are formulated. Office and retail uses may be appropriate in the industrial district if they either: 1) are intended to primarily serve only employees and visitors to the industrial district, or 2) are part of an overall development plan that preserves the intent and character of the industrial district. It is intended that one section of the corridor, on the west side of Newburgh Road between Cherry Hill and Palmer Roads, be used for industrial/service uses, thereby allowing certain existing semi-industrial uses to continue. The opportunity for new large-scale industrial development exists in the northwest end of the corridor, where vast tracts of vacant land have been designated for industrial use. Overall, 933. 7 acres of industrial land are designated on the Future Land Use Plan, constituting 7.1 percent of the city's total land area. This represents an increase of about 538 acres over the industrial land use in 1982. Public and Semipublic The Future Land Use Plan has retained all properties allocated for use by existing operating schools, hospitals, nursing homes, and convalescent centers, governmental buildings, public services buildings, and public works yards. . All existing properties allocated for church use have been retained, except for church property within the industrial corridor. Underutilized county-owned property in the southeast section of the city, including a large portion of the Eloise facility, has been redesignated for private use as a mixed use development. The county- and state-owned property north of the Lower Rouge River, which is occupied by Wayne County General Hospital and the Walter P. Reuther Psychiatric Hospital has been retained as public land. Existing buildings south of the Lower Rouge River which are currently being used by county agencies, including the buildings along Henry Ruff Road, should be retained as public property. Two vacant school buildings on Warren Road and Ann Arbor- Trail have been redesignated for private office use. The vacant school buildings could also be razed, making the land available for reuse according to the predominant surrounding land use. Overall, the Future Land Use Plan allocates 914 acres for public use, a . decrease of 261.. 5 acres, compared to the public land use in 1982. Semipublic uses, such as churches and church-affiliated schools, occupy 136. 7 acres, a decrease of 0. 8 acres. Public uses occupy approximately 7 .O percent of the total land area and semipublic uses occupy approximately 1. o percent of the total land area of the city on the Future Land Use Plan. 1-7-86 70 �Parks and Playgrounds The Future Land Use Plan has retained all existing parks and playgrounds, which are fairly evenly distributed throughout the city. The county-owned Edward N. Hines Park and William P. Holliday Park occupy several hundred acres of land in the northern part of the city, along the Middle Rouge River and Tonq uish Creek. The county-owned Lower Rouge Parkway occupies approximately 60 acres of land in the southeast corner of the city. ~1o~t of the land within these three countyowned parks is within designated floodplains. The Future Land Use Plan designates additional parkland southwest of the Westland government complex on Ford Road. This land is currently being developed as a central city park, and apparently has marginal value for any other use involving construction. Overall, the Future Land Use Plan allocates 1,196.9 acres for parks, playgrounds, golf courses, and natural areas, an increase of 70. 3 acres compared to parkland use in 1982. Parks and playgrounds occupy about 9.1 percent of the city's total land area on the Future Land Use Plan. Thoroughfares Utilization of vacant and agricultural lands will result in the dedication of new road rights-of-way. It is estimated that thoroughfares will occupy 2,225.6 acres, or 17 percent of the total land area on the Future Land Use Plan. This represents an increase of 474. 4 acres, compared to the amount of land occupied by thoroughfares in 1982. Future Land Use Plan Fiscal Impact Analysis It appears the allocation of land uses indicated by the Future Land Use Plan will provide a sound fiscal base for Westland. The basic formula used to assess fiscal impact is as follows: Total Municipal Expenditures x Proportion of Nonresidential Equalized Value to Local Real Value Refinement x Coefficient Expenditures Attributable to = Nonresidential Uses This formula has been derived by the Center for Urban Policy Research at Rutgers University, and is described in detail in The Fiscal Impact Handbook, by Robert w. Burchell and David Listokin. All data required to use this 71 �.• ... ..• • • ·-- - .. .:_....._ _ .....;.:__;__..c.-~ formula are available from city records, except for the refinement coefficient. The refinement coefficient has been derived from numerous case studies of actual nonresidential municipal costs. The coefficient can be derived from a graphic representation in The Fiscal Impact Handbook. The pu.rpose of this analysis is to illustrate the impact of development on property tax revenues. Other revenues, such as state and Federal shared revenues, are not included in this analysis. By substituting 1982 data·- from the City of Westland into the formula the following factors are derived: 2 1 $16,130,524 X . 256 3 1.225 X 4 = $5,058,532 These factors yield two important observations: 1) Factor 2 indicates that 25. 6 percent of real property tax revenues are currently derived from nonresidential uses. 2) By dividing factor 4 by factor 1 indicates that 31. 4 percent .of all municipal expenditures can currently be attributed to nonresidential uses. Any increase in the equalized value of nonresidential property in Westland will affect values in the formula as follows: 1) The proportion of nonresidential equalized value to total local real value (Factor 2) will increase. Thus, nonresidential property taxes will account for a greater proportion of total tax revenue. 2) The proportion of municipal expenditures attributable to nonresidential uses will decrease (Factor 4 divided by Factor 1). This decrease can generally be attributed to economies of scale in providing services to nonresidential parcels. By analyzing the effects of an increase in the equalized value of nonresidential property, it can he seen that the ultimate impact is a reduction in the tax burden on residential properties. The Future Land Use Plan calls for an increase of about 409 acres of land for commercial and office use and an increase of 538 acres of land for industrial use. If all of this land is eventually developed, the expected increase in equalized value is about $1C0.2 million for commercial and office land and about $41.4 million for industrial land. These estimates are based on the 1982 average equalized values per acre for commercial and industrial land in Westland. The actual increase will probably be greater, since the 1982 average value includes several marginal properties with low equalized values. By inserting the estimates of increased equalized value into the formula cited above, the values in the formula are altered as follows: 1-7-86 72 �- -- ___ ......_ __ .. -- -·- --. 1) 2) , .. ' ---· ---- The proportion of nonresidential equalized value to total real value ( Factor 2 in the formula) increases to .50. Thus, nonresidential property taxes would account for half of total property tax revenues, compared to the current 25. G percent. The peoportion of municipal expenditures attributable to nonresidential uses- ( Factor 4 divided by Factor 1) would increase substantially. However, the proportion of municipal expenditures attributable to nonresidential uses would probably be less than the proportion of total property tax revenues contributed by nonresidential uses (36.1 percent). Currently, the opposite of this relationship exists in Westland. It was noted in the Industrial Development chapter of the master plan that industrial land in Westland is undervalued on a per acre basis compared to values in other nearby communities. Industrial land is probably undervalued beca_u se much of the designated industrial land has not yet been developed. A conservative estimate based on the experience of nearby comm unities indicates that the average equalized value of industrial land per acre could increase by a factor of 2. 5 as this land is developed in future years. By incorporating this factor approximately into the abov_e formula, it is revealed that nonresidential- property could assume an even greater proportion of the tax burden than indicated by the initial projections. The proportion of total tax revenues attributable to nonresidential uses would increase to 41. 3 percent, while the proportion of total expenditures attributable to nonresidential uses would level off at 36. 3 percent. These figures represent projected fiscal conditions upon complete development of all land allocated to commercial, office and industrial uses on the Future Land Use Map. Complete development of these areas will take several years, during which a number of different development scenarios could occur, depending -on the rate and nature of future development. Complete analysis of the fiscal impact of all possible development scenarios is a complex process that requires the use of a computer. 1-7-86 73 �- - - TABLE 5 LAND USE DISTRIBUTION-YEAR 2002 Total Acres ~ I Percent of Total Area Change 1982-2002 -....J I CD °' Single- Family Residential (including Two-Family Mobile Homes) 5,360.0 41.0 + 852.9 6.5 + 1,184.9 & Multiple-Family Residential 360.6 '·'·'· i I Commercial (Retail and Service) 925.4 7.1 + 281.5 Office 127.1 1.0 •'+ 127 .1 Planned Mixed-Use Development (Residential & Commercial) 421.1 3.2 + 421.4 Industrial 933.7 7.1 + 537.8 Public (Government Buildings, School::;, Cemeteries, Public Works Yards, Hospitals) 914.0 7.0 261.5 Semipublic (Churhces, Church-Affiliated Schools) 136. 7 1.0 0.8 1,188.2 9.1 V: I ~ ,i:,. Parks and Playgrounds Agriculture, Vacant Thoroughfares TOTAL 0 0 2,225.6 17 .0 13,085 + i"- i' 61.6 3,187.6 + 100.0% 474.4 0 f: I' I. SOURCE: Comparison of Future Land Use Plan-2002 with 1982 Land Use Survey by Gerald Luedtke and Associates, Incorporated. ( 11-1-82) �Urban Design Guidelines ' �URBAN DESIGN GUIDELINES During the rapid development of Westland over the past three decades, too little attention has been focused on common urban design principles. There are many examples of developments that could have enriched the environment to a much greater extent if consideration had been given to certain design elements. such as image quality. compatibility with surrounding development. functional adequacy, scale of development, circulation patterns, alignment, light, noise, air q uality, and the relationship between plants and structures. Several key urban design issues in Westland are identified below, followed by recommendations for future improvements. 1. Focal Points, Sense of Identity. The City of Westland lacks any strong focal points or sense of identity. . Major points of interest, such as the municipal complex, the primary commercial/office district, or the industrial district, are not emphasized in a physical sense as they should be. On a larger scale, the City of Westland is not set apart physically from adjacent communities. At the major approaches to the city, such as Ford and Wayne Roads, the complexity of structures and traffic patterns in Westland are indistinguishable from the pattern of development across the boundary line. There is little to convey a strong sense of identity to people entering the city, indicating they have arrived in a unique, separate municipality. Although a strong sense of identity is cultivated from multiple impressions of the city, an initial effort to resolve this issue could involve physical improvements at all major approaches into the city. With appropriate design of street lighting, signage, landscaping, and other public improvements, the major approaches could be transformed into gateways that mark the point of arrival to the City of Westland. · The design theme set forth at the city's major approaches could be used elsewhere in the city ·to emphasize major focal points.. Street lighting and signage alone can be very effective design elements to help identify · certain locations, districts, or buildings that are important parts of the city. The Westland governmental center, Central City Park, the education and public service complex on Marquette, the commercial/office district surrounding Westland Shopping Center, and the industrial district are major components in the overall form of the city that deserve special design treatment. 2. Conservation of Natural Areas. Few urbanized communities in the metropolitan area are as fortunate as Westland to have vast undeveloped lands covered with . trees ·and other types of natural vegetation. In the past. developers have generally disregarded the natural features of a site for the sake of economy and uniformity. Experience has shown, however, that the · natural 76 �features of a site, if sensitively incorporated into a proposed site design, caq. enhance the overall development and make it more saleable. In recent years, several quality subdivisions have been developed in suburban Detroit communities that preserve and utili,ze natural site features as a part of the overall design. Westland should work with and encourage developers to preserve the city's natural areas and woodlands. The planned development standards outlined in the new zoning ordinance will be important tools in -this preservation effort. 3. Park Design. Parks not only provide the opportunity for recreation, but also the opportunity to enhance the visual appearance and livability of the city. A successful park design provides for a variety of uses, including spontaneous children's play activity, organized sports, casual meeting and communication, and simple relaxation. The Parks and Recreation Master Plan revealed that certain desired features are missing from Westland's parks. As these features are incorporated into the park system, consideration must be focused on the overall design of the parks in relation to surrounding development so as to enhance the visual character of the neighborhoods yet protect adjacent dwellings from excessive noise and activity. 4. Quality of Commercial Area Improvements. Surveys have shown that the quality and character of major thoroughfares impart the most lasting impression of a city on visitors. Unfortunately, a visitor's impression of Westland may be less than favorable because of the appearance of the city's commercial corridors. The quality of Westland 's commercial corridors is lessened because of inadequate site size, poor ·traffic and pedestrian circulation patterns, inadequate parking, excessive or out-of-scale signs, deteriorated building conditions, and building improvements that are aesthetically displeasing or incompatible with surrounding development. A series of actions are required to correct commercial corridor design deficiencies. The visual appearance of the corridors could be improved through faoade renovation, street furnishings, landscaping, and new sign controls. Design assistance prov1ded to building owners could . prevent expensive ·but unattractive improvements. The corridors could be made safer and more functional by coordinating and consolidating parking and circulation, and in certain instances, by removing adjacent homes for additional parking. The visual appearance of the corridors could also be improved through proper screening of trash receptacles and storage areas. Generally, stockade fences or cinder block enclosures have been found to be most durable and attractive. Cyclone fences with plastic or metal inserts do not provide adequate screening over a long period of time. Effective commercial corridor improvement programs require a cooperative effort involving the P.ublic and private sectors. An 77 �important initial step in this effort involves detailed study of Westland's commercial corridors to identify specific problem areas, alternatives, and cost-efficient /cost-effective approaches. The new zoning ordinance, which contains updated site and sign standards, provides suitable guidelines for commercial corridor improvements. 5. Site Maintenance. Site maintenance is an urban design issue that affects commercial corridors, residential neighborhoods, parks, vacant school sites, and industrial areas in Westland. Overgrown shrubs, uncontrolled weeds, litter, and lots cluttered with debris are common site maintenance problems. Although only a fraction of the sites in Westland are poorly maintained, the blighting influence affects all adjacent properties. A two-fold approach is required to correct site maintenance problems: 1) education of residents and business proprietors in the proper methods and standards ·of site maintenance ; and 2) consistent enforcement of the city's building code. The education approach could be accomplished through preparation of illustrated pamphlets or newsletters that could be sent to homeowners and business operators. 6. Landscaping. Lack of landscaping is a prevalent urban design problem in Westland, especially in commercial areas and parking lots. Landscaping is often considered as an extra in both commercial and residential site developments, Th us, landscaping is often left out of small, low-budget commercial developments, and confined to public areas or minimal, unimaginative, and monotonous foundation plantings next to houses in residential developments. If conceived as a total pattern, continuous through the entire residential or commercial development, landscaping can fill visual voids, screen commercial development or parking areas from adjacent uses, add interest and variety to the development, enhance the appearance of buildings and structure, or focus attention on building entrances or features. The city should encourage de·-· velopers and property owners · to use landscaping more effectively, especially in new developments or renovation of the commercial corridors. The new zoning ordinance provides flexible guidelines to promote creative landscape design. 7. Building Setbacks. Building setbacks and lot dimensions along Westland's commercial corridors are inadequate, especially where commercial uses abut residential uses. Because of inadequate commercial site dimensions, there is a spillover of traffic, noise, litter, and similar commercial-related impacts into residential areas. These impacts have a blighting influence on the adjacent residential neighborhoods. In many instances, inadequate commercial site dimensions can be resolved only through removal of adjacent houses. Careful selection and removal of a few houses adjacent to the com- · mercial corridors could preserve the quality of the residential neighborhood while ensuring the viability of the commercial corridor. 78 �A thorough study of the relationship of the commercial corridors to adjacent residential neighborhoods should be completed before any homes are removed. 8. Thoroughfare I;>esign. In recent years, several cluster subdivisions and planned developments have been built that illustrate the benefits of well-designed street patterns. Through thorough analysis of the street pattern, a designer can insure basic functional adequacy, reduce infrastructure costs, and impart a positive visual character to future development. The opportunity to create an efficient thoroughfare pattern exist s in the undeveloped portions of northwest Westland. A master thoroughfare plan should be prepared for this part of the city to guide future residential development, protect natural features, and economize on future infrastructure costs. Rather than using the standard rectangular grid pattern, the city should explore less monotonous patterns that add interest to environment and highlight features in the topography and landscape. Modified grid patterns, radial and ring systems, and branching and curvilinear systems are alternative thoroughfare patterns that could be used in the northwest part of the city. 9. Bikeway Design. Although the Parks and Recreation Master Plan identified the need for bicycle routes in Westland, the design and implementation of a bikeway system has yet to be undertaken. The Master Plan indicated two types of bike routes that would be feasible in the city: separate bicycle routes which could be incorporated into new developments and sidewalk bicycle routes in existing neighborhoods. Although sidewalk routes are sometimes safer than bicycle routes in the road, efforts should be made to prevent bicycles from taking over pedestrian paths. Bicycle routes should be designed with two purposes in mind: bicycling as a recreational activity and as basic transportation. Thus, bicycle routes should be continuous for recreational riders, and should lead to places of interest and activity for the ·more serious bicycle riders. Generally, the width ·of bikeways should be 7 to 8 feet for two-way traffic. An overhead clearance of 8. 2 feet should be main- · tained, and the maximum grade should generally be 4 to 5 p~rcent. 10. Residential Remodeling . • As reflected in the · Housing Conditions Survey, housing in Westland is generally maintained in good condition. However, many homeowners have made substantial investments in remodeling or expansion projects, with results that are aesthetically distasteful-. Unfortunately, many homeowners who are skilled in house construction do not have an adequate knowledge of building design, · appropriate materials or colors, or a sense of what would be compatible with surrounding housing. Generally, the only contact the city has with homeowners who are remodeling is at the time the building permit is sought. The quality of desfgn of residential improvements could· be improved if cursory design review and assistance could be offered when · the building permit is issued. Although personal design review would be most 79 �beneficial, preparation of illustrated design pamphlets to be distributed to prospective house remodelers may prevent a few unsightly renovation projects. 11. Obsolete School Buildings. Vacant school buildings are a serious urban design problem in Westland's neighborhoods. Three schools have already been closed, and closure of two additional schools is being considered due to declining enrollments. The presence of a vacant, deteriorating school building has a blighting influence on the entire neighborhood, bringing down property values of surrounding homes by 10 to 20 percent. As noted earlier, alternative uses for obsolete school buildings should be sought before the schools are sold. Successful school conversions have resulted in their use as arts centers, theatres, cultural centers, museums, apartments, elderly housing, offices, and retail businesses. Alternate uses for school buildings should be compatible with the quality and character of housing in the surrounding neighborhoods. Re-design of circulation patterns, parking, landscaping, and screening may be necessary to insure compatibility between existing homes and prospective school uses. 12. Eloise Facility. The Eloise facility and adjacent vacant Wayne County property in southeast Westland represents a unique opportunity for a creative mixed use development. This area encompasses almost 400 acres of underutilized land that could be converted into a self-contained, model neighborhood, consisting of singlefamily attached and detached units, multiple-family units, and commercial facilities. To promote such development, the city could prepare sketch plans to show prospective developers alternate design approaches. The sketch plans should illustrate different combinations of single-family, multiple-family and commercial structures, allocation of public space for roads, parking, recreation, and setbacks; linkages to existing and proposed thoroughfares; and, linkages to existing and proposed utilities. With the proper combination of ingenuity, entrepreneurship, and invest~· ment capital, the Eloise area c·ould become the focus of development in Westland during the 1980's. 80 � 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 Westland_General-Plan_1983 Creator An entity primarily responsible for making the resource Gerald Luedtke and Associates, Incorporated Date A point or period of time associated with an event in the lifecycle of the resource 1983-06 Title A name given to the resource The Westland Plan Description An account of the resource The Westland Plan was prepared by Gerald Luedtke and Associates, Incorporated in June 1983. Subject The topic of the resource Master plan reports Westland (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 https://digitalcollections.library.gvsu.edu/files/original/a1d042f496434210e5220f306bbc23f9.pdf 93d5affd330ada6c57ae4611bdfcf305 PDF Text Text ..,. CITV Of IVON ~ Rood I . .u 0 ► LAND USE PLAN FUTURE! nd Michigan City of West a , Single-Fam1·1 y Residential . Multiple-Fam1·1 y Residential . I l_-, . .i ~ "'z g .... ., z Commercial ~ ....., < Office V I I I I II · dU e Development Planned ,\!\1xe ~~ I I Industrial . an.d Semi-Public Public - Park and Pl Yg round~ a . Road . ty Pnmdry tate Trun kline or Coun Coun ty Local Road Ch-Church ch- chool ADOPTED •JUNE5,1984 h ··•:•; :::: UIEDTKl: GERAlDS()CIATe. ANDA~ATEO HlCOR CT ITV OMUL STER � 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 Westland_Future-Land-Use-Plan-Map_1986 Creator An entity primarily responsible for making the resource Gerald Luedtke and Associates, Incorporated Date A point or period of time associated with an event in the lifecycle of the resource 1986-01-07 Title A name given to the resource Future Land Use Plan Description An account of the resource The Future Land Use Plan map for the City of Westland was prepared by Gerald Luedtke and Associates, Incorporated. It was adopted in 1984 with updates on January 7, 1986. Subject The topic of the resource Land Use--planning Westland (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 https://digitalcollections.library.gvsu.edu/files/original/0771f8e665d2e474fc2a59749dbe0507.pdf c78ae394cbefeaf231c1c0a2c3a6ddf8 PDF Text Text ..., PARTl INTRODUCTION A primary responsibility of the Webster Township Planning Commission is to prepare and adopt a basic plan as a guide for the future development of the Township. (Township Planning Commission Act, Act 168, P.A. 1959, as amended.) This General Plan is a fulfillment of that responsibility and, it is hoped, will serve as well to promote a pleasant environment by providing guidelines for rational land in the future. The general plan is a strategy/policy type plan; that is, it describes the Planning Commission's strategies regarding the future of the Township and the policies that are intended to implement them. The strategies are aimed at the fundamental (or strategic) conditions that the Planning Commission expects the Township to face in the foreseeable future. Since the plan concentrates on strategies and policies, it follows that the plan is general in nature. That is, the plan shows how the Township expects to respond to various issues. On the other hand, the plan does not prescribe uses of specific parcels of land; it describes the intended uses of general areas. The plan is not a picture or "blue print" of the Township at the year 2015 and should not be interpreted in this fashion. Similarly, the plan does not state that a certain action will be taken at a future time. To give the plan either of these two characteristics would require that the Township make decisions today concerning future events, something that is impossible to do successfully and, if attempted, gives a plan an unworkable rigidity. The plan provides guidelines for making decisions or recommendations for individual parcels of land, specific public improvements, and similar questions that might arise at various times in the future. For example, the plan will provide the framework for Planning Commission recommendations on rezoning petitions and subdivision plats, and for Planning Commission decisions on site plans. Decisions will be made on a case-by-case basis at the time the questions arise, and within the context of the plan. The plan will be amended if the analyses involved in the decisions suggest that a change is appropriate. The plan is based on the premise that the future is uncertain and cannot be predicted; that current perception of future conditions will change. The major conditions affecting Webster Township will change over time, and strategies and policies appropriate to respond to them will have to be modified or replaced with new ones. The Planning Commission intends to periodically refine, add to, or otherwise modify the plan as events unfold. Changes in the plan might be in the form of restating, deleting, or adding to statements in the plan or they might be in the form of detailed policies for specific conditions or areas of the Township. These changes might result from analysis of a development proposal, a periodic review of the plan, or from a detailed study of a condition or area. This approach to the general plan can be viewed as a series of successive attempts to adapt the plan and the planning process to changing conditions. - 1- �In summary, the plan is an overall guide for decisions in the future. However, it must be emphasized that continual use of the planning process and not the general plan by itself will assure that the resulting decisions will be better than they would have been in the absence of the planning process. , -2- �PART2 CONDITIONS FOR PLANNING 2.01 Introduction- Conditions in and around Webster Township affect the future of the community. These conditions must be the focus of the general plan if the plan and the planning process are to be effective in helping the Township achieve its objectives. The following are the conditions that the Planning Commission finds, at this time, will be most important to the Township in the foreseeable future. These conditions will likely change over time and new conditions will arise. Amendment of the general plan will be in order when these events occur. 2.02 Regional Setting of the Township - There are six basic conditions that currently characterize the regional setting of Webster Township. A. Webster Township is adjacent to three growth and development corridors: 1) to the west, based on the Huron River and the lakes system; 2) to the south, in Scio Township, based on the 1-94/Jackson Road corridor and the Huron River Valley; and 3) to the north, in Livingston County, along the M-36 corridor. To date, the development pressures in these corridors have continued to spill over into Webster Township. B. The area to the east, in Northfield Township is experiencing continuous growth along US- 23. C. Neighboring communities, such as the Village of Dexter, City of Brighton and unincorporated Whitmore Lake provide for the commercial needs of Webster Township, with the City of Ann Arbor being the principle urban center for this area. As a result, the Township has no settled community within its boundaries to serve as a nucleus . D. There are no major highways in or abutting the Township. North Territorial Road is the only continuous major road in the Township but is not a true regional artery; however, it has attracted significant development pressure in the Township. E. Webster Township has become a growth area in Washtenaw County with a 50% increase in population during the past fifteen years. F. Webster Township is 10-12 minutes from downtown Ann Arbor, yet has a rural character: this has attracted many of the new residents. 2.03 Population Growth - Webster Township is experiencing an accelerating population growth over the past few years. Webster Township had a population of 787 people in 1940, and 2760 in 1980, and 4,141 in 1995. The change in population from 1980 to 1995 represents a 50% increase. Building permits for new home construction are approaching 100 per year. Current SEMCOG projections show population increases to 5,792 in 2010. If these projections are correct, the increase would be l 10%over the 30-year period. -3- �The future population increase will not require a large amount of new residential land, if the new housing units are located on smaller lots, such as one or two acre parcels. For example, if 40 percent of the new units are located on one-acre lots, 40 percent on twoacre lots, and 20 percent on ten-acre lots, the total new residential land area required would be approximately 4 square miles (4 sections). This estimate indicates two points: 1) that more than enough land is available (in the planning/zoning sense) in Webster Township for additional residential growth; and 2) that the major issue is one of locating that growth in the parts of the Township where residential use is the desired long-term use. 2.04 Webster Township has long been a major agricultural production area in Southeast Michigan since its organization as a township in the 1800's. Agriculture remained the major economic activity in the township well into the post World War II period. In recent years major changes have occurred in the local economy. Land values have increased rapidly, especially in areas of large tracts of farmland. Large-scale farming has been a declining industry in Washtenaw County and neighboring areas and, as a result, local agricultural services have been going out of business. The old farms are being divided into residential lots or are being sold for this eventual purpose. Residents are moving into previously farmed areas, creating conflicts with existing farming operations. Few successors are available to take over existing farms when the older farmers retire. Overall market conditions locally, nationally, and internationally have not been good, especially for family farmers. The neighboring urban centers, at one time major markets for local farmers, are now attractive as employment centers for people who want to live in the convenient "rural" area in Webster Township. As a result, large-scale family agriculture as we know it today has, at best, a limited and problematic future in Webster Township. Township policy is powerless to stop or significantly change these economic trends. Some farming operations are likely to continue, especially as interim uses. It is the intent of the Township to encourage this continuation of farming operations as areas evolve to higher residential use. Some limited farming, special niche product agriculture might even be more or less permanent. This type of agriculture can be encouraged. However, the long-term trend is conversion of old farms into residential developments over a long period of time. The policy issues before the Township are how to manage this conversion so that waste of land in the process is minimized, how to minimize conflicts between existing uses and new development, and how to retain some vestiges of rural character that has been created by the existence of the older farms. Privately owned central water and sanitary sewerage systems are not desirable because they would permit urban development (residential densities greater than one dwelling unit per acre) in an area that is rural in character, and where such densities would be incompatible with existing natural features and existing agricultural operations. Even more serious is the fact that the Township would have the ultimate responsibility for operating and maintaining a private, central system, in the event the owner would fail to do so. 2.05 Webster Township has had a distinctly rural character. This character was created -4- • �primarily by many family farms. As discussed in 2.04, the family farm is slowly disappearing from the scene. Yet township residents want to retain a rural character in the old farming areas. 1 2.06 Natural F eatures - Webster Township has extensive areas of natural features, consisting primarily of woods, stream corridors, and wet soil areas. These areas are important for their environmental value and for their contribution to the rural character of the Township. Therefore, these features should be a principal determinant of land use policy. These areas should be protected from unduly intensive human pressure by regulating the types and densities of uses that are permitted in fragile areas. Preservation of the continuity of stream corridors and related wooded and wet soil areas will be especially important. 2.07 Public Facilities - As noted, public facilities and services in Webster Township are scaled for a rural population and will continue to be rural in character in the foreseeable future. HCMA, Washtenaw County and Webster Township provide local public recreation facilities. Public schools located in neighboring communities provide ample capacity school facilities to serve the future projected population of the Township. There will be a need for increased fire fighting and police services. The Township Hall was replaced in 1996, on a much larger site; with provisions for housing two fire trucks. Additional space may be necessary for expansion in the future, 2.08 Urban Development - Urban Development is not considered to be desirable in Webster Township because of the current and future absence of public facilities and services scaled to urban needs, the desire to preserve the existing and historical rural character of the community, and other reasons already cited. Pressures for urban development, such as residential densities higher than one dwelling per acre, should be concentrated near the Village of Dexter, where the necessary public, commercial, and office facilities and services are readily available. Loch Alpine is considered, for the purposes of this plan, as an urban development because the net residential density is more than one dwelling per acre (15,000 square feet minimum lot size). Urban development pressure might occur around Loch Alpine in Webster Township because of the availability, albeit limited, of central water and sanitary sewer facilities. 2.09 Roads- The road system in Webster Township is a rural system. No road in the Township is a Class A road; therefore, all roads are subject to spring weight restrictions and are unsuited for heavy truck traffic (unless bonded). The Township has only one road of regional significance-North Territorial Road. Most roads in the Township are discontinuous; only North Territorial Road and Mast Road, in conjunction with Strawberry Lake Road, are continuous across the Township. Most roads are unpaved only two roads (North Territorial and Mast/Strawberry Lake Roads) and segments of two other roads (Huron River Drive, south of North Territorial Road, and Webster Church/Joy Road (west of Webster Church Road) are paved. Less than onehalf of the Township's total boundary has a Township line road, and the north boundary, common with Hamburg Township in Livingston County, has no - 5- �boundary line road at all, except for the east 1/4 mile (8 Mile Road). By engineering standards, traffic counts indicate that no serious traffic problems exist an exception is periodic high peak volumes on North Territorial Road. There are no major road improvements planned for Webster Township in the near future. These factors, together with the Township's location, suggest that vehicular traffic is becoming a planning concern for the Township. With the exception of North Territorial Road, outside traffic through the Township will not be a significant problem. Mast Road will continue to be important as an access route to Dexter. Similarly, Webster Church and Joy Roads, west of Webster Church Road, will continue to be important as an access route to Dexter, and to Ann Arbor, via Zeeb Road and Jackson Road/1-94. Barker Road, together with Webster Church, Valentine, and Merrill Roads as connecting roads, has potential to provide the northeast part of the Township with access to the Whitmore Lake community and the US-23 freeway. 2.10 Webster Township has a variety of historical features that are worthy of preservation. The historical base of the Township consists of buildings and farms. Gordon Hall in the southwest comer of the Township is of both architectural and historical significance. In addition, the south central area of the Township is developing as an area to showcase the history of the local area. Near the Webster Church Road and Farrell Road intersection were existing historically significant structures; the Webster Historical Society has moved three additional structures to this site: a blacksmith's shop, Podunk School, and the former Township Hall. This historical area blends well with the character of the adjacent rural and agricultural uses of this area. 2.11 Neighboring Land Use Policies - The land use policies and associated zoning regulations of adjacent municipalities have a major impact on land use planning and regulation in Webster Township. Scio Township, to the south, is perhaps most important in this regard, since Scio Township's land use policies and existing zoning regulations permit rural non-farm residences at lot sizes of 2 1/2 acres, Dexter Township permits rural residential lots of 1 acre and Northfield Township permits rural residential lots on 5 acres. 2.12 Industrial development, which is considered to be urban development, has some potential in the southwest comer of the Township and the Township is interested in expanding the industrial area northeast to the existing Detroit Edison right of way. -6- �PART3 PLANNING OBJECTIVES The following are the objectives of Webster Township that affect land use planning. The order of listing does not indicate or imply relative importance. 3.01 The rural character of the primary agricultural part of the township should be preserved. 3.02 The transition from a predominantly agricultural landscape to a primarily residential one should be carefully managed to minimize loss of open, undivided land. Areas of contiguous farmland, woodlots and open space should be encouraged. Farming should be encouraged as an interim use at least, and where feasible, as a longer-term use of the undivided open land that is retained. 3.03 The natural features of Webster Township - the wooded areas, steep slopes, wetlands and marshes, stream and river corridors, and groundwater recharge areas should be preserved, and should be protected from intrusion of incompatible uses, incompatible densities of development, and pollutants. Preservation and protection of these features are important to the ecological balance of the region and to the rural atmosphere of the Township. 3.04 Rural residential land should be conserved. Sprawl type development should be discouraged and excessively large minimum lot sizes should not be required. Open land should be conserved in the rural area. 3.05 The historical heritage of Webster Township should be recognized, enhanced, and preserved. This heritage is valuable to both the Township and the larger region. 3.06 Municipal services to be provided by Webster Township should be limited in type and scale to those that are necessary and appropriate for an agricultural and rural residential community. 3.07 The identity of Webster Township as a rural community should be strengthened. 3.08 Coordination of planning objectives and policies with adjacent municipalities and area agencies should be continued and improved. -7- �·- PART4 PLANNING STRATEGY The overall planning strategy of Webster Township consists of the following elements. 4.01 Family type farming and specialized farming will be permitted in the area, on farming tracts and on the common open land in residential areas, both as interim and permanent uses. Policies and regulations will be established to preserve the rural character in this area. 4.02 Urban density residential development (a density that exceeds one dwelling unit per acre) will be limited to areas adjacent to Loch Alpine, the Village of Dexter and the area near the Northfield Township line north of North Territorial Road, provided facilities are available. Additional development is not expected or provided for in Portage Base Lake Water and Sewer Authority area since that is not its intended purpose. 4.03 SEMCOG's projected population growth is approximately 6,000 residents in Webster Township by the year 2010, but with an increase of approximately 100 new dwelling units per year but Township calculations based on actual registered voters far exceeds this number. 4.04 Public water and sanitary sewer services will be provided only in the established sanitary sewer service areas of Loch Alpine, Dexter, Portage-Base Lake and adjacent to northwestern Northfield Township. Proposed developments that require central water or sanitary sewer services will be required to locate in one of these three areas. Privately owned, community water and sanitary sewer Systems (that serve two or more lots or dwelling units) will not be permitted anywhere in Webster Township, in order to maintain the rural character of the Township, and to protect the Township from potential operating and maintenance responsibility of such systems. Police and fire protection services will continue to be scaled to the needs of the community and must be reappraised as development takes place. The cooperative, contractual arrangements for such services will be continued as may be appropriate. 4.05 Natural features will be protected by permitting only uses and densities that will be compatible with the continuation of these features in their natural state. Natural features such as streams, wetlands and wildlife corridors should be buffered from new development. Acquisition oflands with these features is not contemplated as a principle means of protection. In some situations, development density may be transferred from sensitive areas to developable, less sensitive areas. Continuity of the ecological systems will be kept intact, where possible. The intent of the Agricultural area is to retain the rural character of area while protecting its existing natural features and agriculture. -8- �4.06 The principal commercial services for Webster Township residents will continue to be provided by commercial centers located outside the Township. Small convenience, highway service and office centers will be permitted with the approval of the Planning Commission, at the intersections of North Territorial Road and Huron River Drive, and at North Territorial Road and Webster Church Road; and adjacent to the Village of Dexter, at Joy Road, Huron River Drive and Mast Road. 4.07 The only existing industrial area in Webster Township is at the Joy Road and Mast Road intersection. This industrial area should be expanded to the North to the existing Detroit Edison power line. 4.08 A historical center has developed around the Webster Church Road and Farrell Road intersection. Historic buildings that have been relocated to this site are a blacksmith shop, Podunk School and the former Webster Township Hall. Preservation of individual buildings in other parts of the Township, including but not limited to Gordon Hall, should be encouraged. 4.09 The principal road system of the Township will continue to be Mast Road, from Dexter to Strawberry Lake Road, then Strawberry Lake Road into Hamburg Township; Webster Church Road, from North Territorial Road to Joy Road, and Joy Road to Zeeb Road and the Scio Township line; and North Territorial Road across Webster Township. The Washtenaw County Road Commission and the Webster Township Board have alluded to the need for Joy Rd. as an alternative east-west route across the Township to help reduce the traffic on North Territorial Rd. All other roads will be either secondary or local in function. Public transportation will not be needed or provided for, because of the rural character and low development density of the Township. -9- �PARTS POLICIES FOR THE AGRICULTURAL AREA 5.01 The agriculture area is delineated on Map 2. 5.02 The rural character of this area will be preserved by: Concentrating houses in certain parts of development parcels, with undivided open space on the remaining land; Preserving woods, wetlands, stream corridors, and other natural features; Preserving and augmenting, where necessary, trees, shrubbery, pasture or cropland along roads in the area; and Requiring additional setbacks along existing roads in which the preceding vegetation or farm fields can be located. 5.03 Residences will be permitted on two acre and larger lots. Alternatively, in order to preserve undivided open land, residences will be permitted at the rate of one dwelling unit per two acres if the dwelling units are located in clusters on the smallest possible lots, and the remaining land is retained as undivided open or agricultural land. 5.04 In clusters, the minimum residential lot area will be one and one half acre, unless a larger area is required by Washtenaw County for a drain field permit, in which case the minimum area required by the County would be the maximum area permitted for that lot. This policy is designed to assure that each development parcel will have open, undivided land. 5. 05 The part of a tract of land that is not used for residential lots and roads will be combined into undivided open space. The open space should be located so that it will be contiguous with existing or potential open space on neighboring parcels. The Township intends, by this policy, to create a connected pattern of open land that will help give the area its rural character. Where possible the open land should be adjacent to woods, wetlands, and other natural features in order to expand the appearance of naturalness that helps create rural character. 5.06 A property owners' association will be required in each residential development to own and maintain the common open land. Conservation easements over the common open land will be encouraged. 5.07 Cluster developments and subdivision plats will be subject to review by the Planning Commission and by the Township Board. Review is essential to assuring that common open land is located as called for in these policies, which in turn is essential to preserving the rural character of the area. 5.08 Family type farming and specialized, non-livestock or poultry farming operations will be encouraged to continue in the agriculture area. Such uses will be permitted on the common open land that is reserved on each development tract and will be accorded all - IO - �rights under the Right to Farm law. These rights should be recognized in any residential development in the area. Intensive livestock, poultry, or animal feeding operations, such as hog hotels, will not be permitted without a special use permit because such uses would be incompatible with neighboring residences and with the desired rural character of the • area. - 11 - �PART6 RESIDENTIAL POLICIES IN AGRICULTURAL AND RESIDENTIAL AREAS 6.01 The plan designates three categories of agricultural and residential areas - agriculture, rural residential, and urban residential. 6.02 Agricultural land is land that is in the designated agriculture area and in which singlefamily detached dwelling units are permitted on lots 2 acres and larger. Each lot in this area should have its own well and septic tank/drain field systems. 6.03 Rural residential land is land that is intended for single-family detached dwelling units on one acre or larger lots and is located outside the agricultural area in the parts of the township in which one acre and larger lots is the established lot pattern. 6.04 Urban residential land is land that is intended for residential use and is located in or adjacent to the sanitary sewer service areas of Loch Alpine Sanitary Authority, Village of Dexter Water and Sewer Area or Northfield Township Sewer Service Area and not in the Portage Base Lake Water and Sewer Authority area unless upgraded by the developer. Dwellings in this category of use should be required to connect with water and sanitary sewer lines; on-site facilities should not be permitted, except on a temporary basis pending future connection. The minimum lot area should be similar to that required by existing zoning in the adjacent lands in the service area. Mobile Home Park would be expected to be in a sewer service area. 6.05 Single-family detached dwellings should be the only type dwelling unit permitted in rural residential areas (excluding accessory dwellings), in order to preserve and promote the rural character of Webster Township. Two family dwellings may also be permitted in an area served by sanitary sewer and water service. In areas with sewer and water, each dwelling should have a direct connection to the sanitary sewer and water systems. 6.06 Single-family detached dwellings should be permitted in the Loch Alpine service area, both within and outside the platted subdivision, provided the average density of the Webster Township part of the platted area (lot area per dwelling unit) is not exceeded. 6.07 Each lot outside the urban residential area should have its own well, septic tank, and drain field, approved by the County Health Department. Wells and/or sanitary sewerage systems that serve two or more dwelling units (not including accessory dwellings) will - 12 - �not be permitted. The Loch Alpine service area is excluded from this policy if the dwelling units in that service area are connected to the central water and sanitary sewer systems. • 6.08 Clustering is intended to preserve natural features, increase open space, and reduce developmental costs. Clustering of dwelling units will be permitted in the designated agriculture and rural residential areas if approved by Webster Township. Clustering is the concentration and grouping of the dwelling units that are permitted on a parcel of land, on one or more portions of that parcel, on lots that are smaller than the minimums usually required, based on a site plan approved by the Township. The land saved from development by the concentration of dwelling units and the reduction in lot sizes is to remain in agricultural production, used for passive recreational uses, or as permanent open space that is properly maintained as to not allow the dissemination of weed seed or grow undesirable trees and plants. Clustering is not intended to permit an increase in the number of dwelling units or intensity of development that would have been permitted by zoning regulations in the absence of clustering. 6.09 In clustering arrangements in the designated rural and agriculture areas, a minimum lot area should be required for each dwelling unit, to assure that sufficient land area will be available to provide adequate separation between water wells and drain fields, and a setting for each dwelling that is consistent with the rural character of the Township. A well and septic tank/drain field, or other system approved by the County Health Department should be provided for each dwelling unit in a cluster 6.10 The Township should permit clustering only in accordance with a site plan, in addition to any plat that might be required, and only after approval. 6.11 The residential area in the Loch Alpine sanitary sewer service area, but outside the platted area, should be developed at a density that is no greater than the average net residential density (total area of residential lots divided by the number of residential lots) in the portion of the platted subdivision that is located in Webster Township. Residential development in this area should be planned in full recognition of the capacity limits of the Loch Alpine wastewater treatment system. 6.12 In order that urban residential land can be developed, the Westridge Annexation Agreement provides for the extension of the Dexter sanitary sewer and water service area into the Township. This should occur before development commences, in order to assure that all needed urban services would be available. These services will only be available from the Village. The Village and Webster Township should coordinate their development policies for this area, and the two municipalities should jointly review development plans that are proposed for this area. Webster Township should be certain that its interests in the neighboring areas would be protected. 6.13 In order to estimate the number of dwelling units that the plan intends for residential development, the following areas should be subtracted from the gross area of the land involved: - 13 - �- existing and future rights of way or easement area for streets. - one half of the area of a wetland. 6.14 Accessory dwelling units for blood relatives of the occupants of single-family dwellings, such as elderly parents, etc., should be permitted in residential and agricultural areas. An accessory dwelling could either be located within the principal residence or in a small, separate structure. - 14 - �PART7 COMMERCIAL AND INDUSTRIAL POLICIES 7.01 Commercial and Office Land Use Policies A. Commercial and office uses in Webster Township are expected to be oriented to the traveling public, primarily people driving to and from the recreation areas in and west of Webster Township, and to the day-to-day needs oflocal residents. B. Commercial and office uses should be located at intersections of principal streets. Strip commercial development along streets should not be permitted. C. Commercial and office uses should be considered for the area immediately to southwest of the intersection of North Territorial and Webster Church Roads, to expand the existing commercial development. Commercial and/or office uses might also be considered for one or more of the other quadrants, if the need for the additional area can be established. Commercial and office uses should also be considered north of the intersection of Huron River Drive and Mast Road, at the north edge of the Village of Dexter, to expand the existing commercial area. A commercial/office use area should be considered for the north comer of the intersection of North Territorial Road and Huron River Drive, to serve traffic to and from the recreation areas. The southeast quadrant of the intersection is not suitable for commercial use because of the existing residences. D. The principal commercial and office services that will be required by the residents of Webster Township will continue to be provided by the commercial and office facilities in neighboring communities, such as the Village of Dexter, Pinckney and Hamburg in Livingston County, Whitmore Lake, and the Ann Arbor urban area. Because of the proximity, established nature, and size of these facilities, and the relatively small expected population of Webster Township, similar facilities are not expected to be needed in Webster Township. E. New commercial and office uses should be developed as small centers, with common driveways and parking areas, in order to minimize the number of driveway openings on the adjacent streets, and reduce the area required for parking and vehicular circulation. Each center would likely have an area of at least one to three acres. F. Drives and parking areas for commercial and office uses should be paved. - 15 - �7.02 G. Commercial and office sites should be landscaped and should be screened by landscaping from adjacent residential and agricultural lands to physically separate such uses, to reduce heat and glare from parking areas, to screen parking and loading areas from view, to control noise, and to increase the attractiveness of such sites. It is the intent of Webster Township that commercial and office sites will not be wastelands of buildings and pavements. Their designs should be in keeping with the existing and planned character of the surrounding area, and the rural character of the Township. H. Existing commercial and office uses that are not located in designated commercial areas should be permitted to continue, but their presence should not be the basis of future commercial land use designations or zoning changes. I. Offices should be permitted in commercial areas. However, a separate zoning district should be provided for offices, to permit offices at locations where commercial uses would not be desirable. Industrial Land Use Policies A. The existing industrial area should be expanded northward to the existing Detroit Edison power lines. B. Small industrial uses that serve the local population and agricultural operations, such as machine shops and vehicle and equipment repair services, should be permitted. Such uses should be located in or adjacent to commercial or industrial districts, and should be located on principal roads. It is assumed that such industrial sites will be small (at least one to four acres) and few in number, because needed industrial services are provided, for the most part, in the communities around Webster Township. C. Industrial sites should be separated from existing and designated future residential areas by landscaped buffer strips. Parking areas should be landscaped and loading areas should be screened from view. D. In order to make industrial sites as compatible with neighboring properties and the rural character of the Township as possible, outdoor storage of equipment, materials, vehicles, waste products, and similar items, should not be permitted. - 16 - �•. PARTS ROAD POLICIES 8.01 General Policies A. Roads should be designed, constructed, and maintained in accordance with the following functional classification system. 1) Major roads - These roads are intended to primarily serve regional traffic traffic that passes through Webster Township, and to connect various parts of the Township with the freeway system. The right-of-way should be at least 120 feet, and the surface should be paved. 2) Intermediate roads - The primary function of these roads is to carry traffic that is more local in nature than those using major roads. These roads connect land use areas in the Township with the major road system and with major land use areas that are outside the Township, such as the Village of Dexter. Right-of-way should be 120 feet and the surface should be paved. 3) Minor roads - The primary function of these roads is to collect and distribute traffic within the Township. The right-of-way should be 86 to 120 feet, and the surface should be paved. 4) Local roads - The primary function of local roads is to provide access to abutting properties. The right-of-way should be at least 66 feet, but a wider right-of-way might be required to accommodate drainage, utilities, and grading requirements. The surface may be gravel or pavement; however, the surface should be paved in developed or developing residential areas. B. Plans for new development should provide for extension ofroads into future development areas, where such extension is determined by the Township to be necessary for the continuity of the public road system, or to provide adequate vehicular access to interior lands. Vehicular access should be a major consideration in the design of roads and the division of land. C. Private roads are permitted in Webster Township; they must meet Washtenaw County specifications as provided for in the Webster Township Road Ordinance. This will assure adequate access by public and emergency vehicles. Land parcels that do not abut public roads should be required to abut an approved private road at the time such parcel is occupied. D. Residential areas should be interconnected by public roads. Residential - 17 - �developments that are separate from neighboring residential properties should be encouraged to interconnect roads. 8.02 E. Public roads should meet the standards and specifications of the Washtenaw County Road Commission. F. The number of driveway openings on major roads should be minimized in order to reduce the need for additional lanes and to improve the safety of traffic flow. Specific Policies A. North Territorial Road - This road functions as a major road, in that it carries regional traffic through Webster Township, and connects the Township with the US23 freeway via the interchange 11/2 miles to the east. The right-of-way should be expanded to 120 feet. Two driving lanes will be sufficient; however, turning lanes might be needed at the intersections with Jennings, Webster Church, and Mast Roads, and Huron River Drive. B. Mast Road - This road, together with Strawberry Lake Road to the northeast, functions as an intermediate road in Webster Township. It provides access to the Village of Dexter to the south, and is the principal vehicular connection between Webster Township and Hamburg Township and Livingston County to the north. The right-of-way should be expanded to 120 feet. Two driving lanes will be sufficient; however, turning lanes might be needed at the inter-sections with North Territorial Road and Huron River Drive/Joy Road. The latter intersection should be reconstructed to properly channel traffic flow. C. Webster Church Road - This road, together with Joy Road southwest to Zeeb Road, and Valentine, Merrill, and Barker Roads to the north and east, should be developed as a minor road. This road provides access to the Ann Arbor area via Zeeb Road for the southeast part of Webster Township, and to the Whitmore Lake urban area and the US-23 interchanges to the east. The road will also provide access to the future residential area in the northeast part of the Township. The right-of-way should be expanded to 120 feet and the segment north of North Territorial Road should be paved (two lanes). The segment of Valentine Road, between Webster Church and Jennings Roads, should be developed as a minor road, with a 120-foot right-of-way and a paved surface, to provide a connection between the two roads. D. Jennings Road - This road should be developed as a minor road, to provide access to the County park at Independence Lake from North Territorial Road. The rightof-way should be expanded to 120 feet and the surface should be paved (two lanes). - 18 - �PART9 PUBLIC FACILITIES POLICIES 9.01 Public Utilities A. Public sanitary sewer and water services should be provided only in designated service areas of Loch Alpine, the Village of Dexter, the Portage Base Lake Water and Sewer Authority area and the northeast comer of Webster Township adjacent to Northfield Township. B. Outside these four service areas, water and sewerage services should be provided by on-site facilities. Each dwelling unit and non-residential development should have its own on-site water supply and sewage treatment system that is approved by the Washtenaw County Health Department. Private community systems (water and sewage treatment systems that serve more than one dwelling unit or non-residential use) shall not be permitted in Webster Township. C. New development located in the Loch Alpine and Dexter service areas should connect to the central water and sanitary sewer systems. On-site facilities should not be permitted in these areas. D. Densities of development within the Loch Alpine and Dexter service areas should be consistent with the capacities of the water and sanitary sewer systems in those areas. No major new development is envisioned in the Portage Base Lake Water and Sewer Authority area. E. Storm Drainage 1) On-site drainage facilities should be of adequate design and construction to deliver surface water runoff to established drainage courses or other acceptable outlets. 2) Drainage courses should be designed to prevent sediments and pollutants from surface runoff from entering watercourses, water bodies, marshes, and groundwater aquifers. 3) Drainage districts should be established as part of each development to provide proper maintenance of drainage facilities. 4) Open and natural drainage courses should be utilized where possible as part of drainage systems. Developed open drainage courses should be - 19 - �constructed and landscaped so as to appear to be part of the natural landscape. F. 5) • Storm water retention should be provided as part of each development, or as part of area-wide drainage systems. Retention basins should be used to control the volume, quality, and rate of storm water runoff, and to recharge the ground-water supply. Retention basins should be designed to hold at least a 100-year storm of a 12-hour duration. 6) Storm water runoff from any development area should not exceed that which existed under natural, undeveloped conditions, in terms of volume and velocity. 7) Natural water storage areas should be preserved in their natural form and condition. Each storage area and its fringe area should be protected from encroachment by development and the quality of runoff water that drains into such areas should be properly maintained. Cable Utilities - Electricity, telephone, and other lines should be placed underground, except that transmission and major distribution lines may be placed on towers or poles. Overhead lines should be permitted only after Township approval of their alignment, effect on the appearance and character of the area, and the effect on trees and other vegetation. Overhead lines and all easements or rights-of-way should be located so as to avoid disruption or destruction of tree stands, specimen trees, significant fencerows, and to avoid unwise division of land parcels or land use areas. Surface equipment for underground lines, such as transformers, should be placed as part of the landscape, and should be attractively and effectively screened from view. Substations should be designed and landscaped so as to fit the character of area in which located. 9.02 Fire and Police Protection - Fire and police protection within Webster Township will have to increase to meet the needs of an expanding population base. Arrangements for these services at this time are foreseen to be contractual with neighboring units of government and the County. 9.03 A new Township Hall was constructed in 1996 on Webster Church Road near Farrell Road; it should meet Webster Township's needs for the foreseeable future. 9.04 Public Schools - All public school children in Webster Township will continue to be bussed to school facilities in the four districts that serve the Township. The majority of the residential growth in the Township by the year 2010 is expected to be in the Dexter school district. The school district will be building a new high school on Parker Road near Shields Road next year and moving students around in other buildings to meet anticipated space needs. Therefore, no public school sites are needed in Webster Township during the next 20 years. - 20 - �9.05 Public Recreation- Webster Township has begun development ofrecreation areas such as soccer fields and softball diamonds. The Township has adequate land on the existing Township Hall site to accommodate the Township's recreational needs for the foreseeable future. The County Park at Independence Lake will continue to function as a regional, 'day-use park, but there are no plans at present to expand the land area of the park, or to expand, in a major fashion, the facilities available in the park. Hudson Mills Metropark is located partially in Webster Township. It will continue as a regional, day-use park, with the Huron Clinton Metropolitan Authority (HCMA) having no plans for acquiring more land but has plans to add a bike and walking trail along the west side of the Huron River. - 21 - �4 PART 10 NATURAL FEATURES POLICIES 10.01 General Policies A Natural features consist of river and stream corridors, wetlands (including wet and organic soils), ground water recharge areas, flood plains, watersheds, woodlands, and slopes (steep slope areas, in the range of 12-15% and over). B. The natural features described in the plan are intended only to illustrate the concept of the open space or natural features systems and to indicate the general location of such features in the Township. These areas are not intended to be specific for any one site. The actual extent, location, and relationship to existing and proposed development will be determined at the time of zoning or development review, when detailed information will be available. C. The subject of natural features requires detailed study at future times. Policies in this plan are highly generalized and are based on existing information that is readily available, namely the Washtenaw County Soil Survey, USGS maps, aerial photographs, and information available from the Washtenaw County Metropolitan Planning Commission GIS. D. It is the intent of this plan to preserve the continuity of natural features in order to protect the integrity of ecological systems. F. Streams, water bodies, and wetlands should be used as part of the storm drainage systems. These features should be protected from disturbance by construction and buffered from intrusion, pollutants and sediments that might be carried by runoff from developing or developed areas. F. Natural features should be used to create buffers between different use areas or to separate development areas from agricultural areas, where feasible. G. The following lands are not suitable for development: 1) lands which are not developable in their natural state, such as flood plains and wetlands; 2) lands that are essential to the continuity and preservation of natural features systems; and 3) lands where development would result in environmental destruction of a larger natural system or create hazards to the environment and to the public. Density transfer, as in residential cluster development, might be used as a means of preserving such lands. In some cases such lands may be used for development if the natural systems involved can be maintained by alternate means or by substitution or if the environmental problems created by development can be - 22 - �reduced to manageable and acceptable limits. Very low-density residential use may be permitted as a reasonable use of the land if the general area involved is designated on the plan for rural residential use. 10.02 Stream Corridors A. The width of a stream corridor will vary depending upon the configuration of the stream course, the soil type of the adjacent lands, the nature of the filtration of surface water into the ground, the types and amount of vegetative cover, and the slope of land adjacent to the watercourse. Detailed information should be required at the time of development review in order to determine the nature and extent of the stream corridor and the specific area that should be protected or preserved. B. There should be no disturbance to the stream hydrology or alignment by topographic alteration within the corridor unless such alteration will improve existing conditions or remove a hazard or threat to the community. The filling or removal of material, construction of buildings, culverts, bridges, or other structures, removal of vegetative cover, and the location of wells, septic tanks and drain fields within stream corridors, should be regulated and reviewed by appropriate agencies. C. The stream corridor and the adjacent watershed constitute an ecological unit. Protection of slopes, woodlands, and wetlands within the watershed and proper management of land use and development are essential to maintaining the quantity and quality of stream flow within the corridor. Consequently, development projects should be reviewed in the context of not only the stream corridor itself, but in relation to the corridor's watershed. D. Stream corridors should be preserved in their natural condition. Alteration of the watercourse should require prior approval by applicable County and State agencies. Uses should be restricted to those which offer no danger of topographical disturbances to the corridor, bio-chemical pollution, increased runoff, sedimentation, thermal pollution, or stream channel alteration. E. The Huron River and Arms Creek, between its confluence with the Huron River and the confluence of its southern and eastern tributaries, have been designated as "County Scenic Rivers" under the Natural Rivers Act. Therefore, both streams and their adjacent lands require special consideration. Specifically, uses within a certain distance of the corridor should be limited to those that are compatible with, and will not intrude upon, the scenic river character. The location of structures should be regulated in reference to the watercourses, and natural vegetation along the stream banks should be preserved. State regulations will be used to protect the two corridors. - 23 - �' . 10.03Watersheds A. Erosion and sedimentation controls, and surface water runoff controls, are essential to protect a stream corridor and its watershed. Adequate erosion control measures should be applied to cover the period from the start of construction of a project to stabilization of the site after completion of construction. B. Surface water runoff should not exceed that which occurs existing, undeveloped conditions. This policy will prevent loading of streams receiving the runoff and will help prevent term erosion from uncontrolled, high velocity discharges. C. 10.04 Erosion control methods and drainage plans should recognize the soil types and land slopes of the specific site. Wetlands A. Wetlands consist of low areas with poor drainage and either permanent or temporary standing water. They also include areas with a high water table and organic soils. Wetlands should be protected in order to preserve water quality, stabilize surface water runoff, and provide wildlife habitats. Where used as water storage areas for developed areas, they should be protected from pollutants and nutrients. B. Wetlands should be used as groundwater recharge areas and as areas to stabilize runoff during periods of heavy precipitation. C. Current wetland information for the Township is highly generalized. Actual boundaries and the significance of specific wetland areas should be determined at the time of zoning or development review. D. Uses permitted in or adjacent to wetland areas should be compatible with the purposes and functions of the wetland areas. E. Density transfer to developable land should be permitted provided the receiving area can absorb the additional development without interfering with the purposes and functions of the wetland areas. F. Three aspects of wetland protection should be recognized in reviewing proposed developments within and in the vicinity of wetland areas, and in conducting future studies to develop more detailed policies for wetland areas: 1) The wetland area itself that is the area actually containing the surface water. 2) The adjacent fringe and twenty-five foot buffer area. - 24 - �•. . 3) The remainder of the watershed, which drains into the wetland area beyond the fringe and buffer area. 10.05 Ground Water Recharge Areas • A are areas that collect and hold surface runoff and precipitation or percolation into the underground water storage aquifers. They are vital elements in the hydrologic cycle because they restore water levels in underground storage areas as well as supply water to lakes, rivers and streams. Therefore, their rete tion is deemed important to Webster Township and surrounding areas. B. The location, nature, and extent of recharge areas with respect to specific land parcels will be identified during zoning development review. C. In order to maximize the potential of recharge areas to restore underground water supplies, such areas should be preserved as open space where feasible, or uses should be limited to a very low density use, so as to retain as much of the permeable surface as possible. Land grading should be controlled to retain the water holding characteristics of the land. Vegetation essential to the water holding characteristics should be preserved, or where necessary, enhanced as part of a development program. The balance and integrity of the hydrological system should be maintained in any part of a proposed development. D. Recharge areas should be protected from pollution by prohibiting all uses, which discharge problem wastes into the hydrologic cycle. Where rural residential uses are permitted, the density should be kept low enough so that drain field discharges will not adversely affect the quality of ground water. Storm water runoff from developed areas should be controlled so as to minimize the percolation of pollutants from surface runoff into the underground system. Uses which handle polluting materials or produce polluting products that might enter the hydrologic cycle through leaks or spills should not be permitted in or adjacent to recharge areas. E. Areas which are rated by the Soil Conservation Service as having soils with a water table at or near the surface should be protected as in Section B, because of the ease with which pollutants can enter the underground water system in these areas. F. Land use planning should recognize the sparse information available for ground water recharge areas. This aspect of the development plan is only a beginning in the process of developing policy for such areas, especially in terms of the location of recharge areas and the types and density of uses permitted within or adjacent to these areas. In general, protection of natural watercourses and wetlands, and regulation of uses in areas with high water tables, will protect most of the recharge areas. - 25 - �More information is needed, such as the types of aquifers, hazards to aquifers; boundaries of recharge areas, and amounts and rates of infiltration necessary to retain desired water yields. Since a large area is involved, and it extends well • beyond Webster Township boundaries, County and regional studies and cooperation will be need to effectively manage this problem. Therefore, Township policy should permit reasonable uses ofland in such area, but generally protect them until County or regional policies are established. In the meantime, it is hoped that protection of open space areas and high water table soils will protect most of the recharge areas of the Township. 10.06 Woodlands A. Woodlands should be preserved in order to protect water and soil quality, to buffer air and noise pollution, to moderate local climate and storm hazards, to preserve wildlife habitats, and to preserve aesthetic values and community beauty that are characteristic of Webster Township. Development that is permitted in and around wooded areas, or where significant specimens of individual trees are involved, should be planned, constructed, and maintained so that existing healthy trees and native vegetation are preserved to the maximum feasible extent. The objective should be to preserve native trees rather than to rely on removal and subsequent re-planting. The diversity of woodland areas should be protected to ensure long-term stability. B. The location, species, and quality of individual trees or wooded areas should be considered during zoning and development review to determine preservation requirements. C. The type and density of uses permitted in and adjacent to wooded areas should be compatible with the objective of preserving woodlands. D. Density transfer may be used to preserve wooded areas. 10.07 Slopes A. Slopes of 12 percent or greater should be protected in order to reduce erosion, to maintain slope and soil stability, to control amounts and velocities of surface water runoff, and to maintain the Township's aesthetic resources. Maintaining the stability of the drainage system should be the primary objective in consideration of topographic alteration. B. Slopes should be considered in terms of soil types as well as steepness. Steep slope areas, and sloping areas with lesser degrees of slope where soil conditions create serious erosion and stability problems, should be limited to lower density development. - 26 - �C. Development that is permitted on steep slopes should maintain or enhance the natural contours, vegetation, and drainage patterns. Grading and site preparation should be reduced to the minimum necessary. The existing landform should be made a part of land use planning and design. The primary objective should be preservation of the natural contours rather than alteration through mass grading. D. Slopes of more than 18 percent generally should not be developed. The natural vegetation should remain intact to prevent erosion and slippage. Where development is proposed for areas with such slopes, density should be transferred to portions of the area where slopes and soil conditions are more suitable for development. E. Slopes in the range of 12 to 18 percent, iflocated in an area designated for rural development, could be developed with very low density residences provided the minimum lot requirements are large enough to ensure minimal disturbance to existing contours, soil stability, vegetation, and drainage patterns. - 27 - � 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 Webster-Twp_General-Plan_1990s Creator An entity primarily responsible for making the resource Webster Township Planning Commission, Webster Township, Washtenaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource circa 1996 Title A name given to the resource General Plan Description An account of the resource The General Plan for Webster Township was prepared by the Webster Township Planning Commission circa 1996. Subject The topic of the resource Master plan reports Webster 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/38a9c172ba3f6a1b7e3910ec3af3196f.pdf 22e2d889c8a8e061f2c0672ae4e3b62e PDF Text Text FROM THE LIBRARY 06 Planning & Zoning Center, Inc; COMPREHENSIVE PLANNING PROCESS FOR WAYNE COUNTY Ill-A DEVELOPMENT STRATEGY Report on the Relationship of Property Taxation to I--'and Use DonaJd M. Oak·e s ~,,v,,,P, ~~r-v-a----~~ :. .A.4 :... . - ... ~----~... ' .. ' ,P r ~ ~ ...s ~ ... ~4~j, .... ~\. \Vayne County Planning Commission �ROM THE LIBRARY OF - MARK WYCKOFF DEVELOPMENT STRATEGY Ill-A Report on the Relationship of Property Taxation to Land Use Part of the Comprehensive Planning Process for "Wayne County I I I I I I I I Donald M. Oakes Public Management Consultant 2518 Foster N.E. Grand Rapids, Michigan 49505 Editing for Publication By Wayne Cow1ty Planning Commission Staff "The preparation of this report was financially aided through a Federal Grant from the Department of Housing and Urban Development, under the Urban Planning Assistance Program, authorized by Section 701 of the Housing Act of 1954, as amended, administered by the Michigan State Planning Division." Wayne County, Michigan 19 73 �Wayne County Planning Commission COMMISSIONERS 730 CITY- COUNTY BUILDING 2 WOODWARD AVENUE DETROIT, MICHIGAN 48226 PHONE 313 / 224-5018 DONALD D . JUCHARTZ CHAIRMAN JOSEPH B . EVANSKI VICE CHAIRMAN ELEANOR LAWSON SECRETARY FRANCIS P . BENNETT DIRECTOR JOSEPH D , CREA MAURICE W, ROACH LEONARD E. GOODALL MORTON S, HILBERT NATHAN JOHNSON KERMIT K , MEAO THOMAS A , NEENAN CLYDE L. PALMER JOHN L, TRELLAY ASSISTANT OJRECTOR June, 1974 To the Honorable Members of the Wayne County Board of Commissioners 726 City-Cctmty Building Detroit, Michigan 48226 Gentlemen: This report provides an early warning system to local officials as they contemplate the pros and cons of major public expenditures aimed at inducing developlilent. There are circumstances in which the property tax returns cover both short and long range development and operating public costs. There are also circumstances in which long range public dollar and social costs exceed the revenue generated. There are no exact mathematical formulae to tell the local policy maker which is which, but this report can be viewed as a check list of factors which should be considered. Respectfully submitted, • • • • ~~~u~tz1=:5 Wayne County Pl DDJ/FPB/p Comm)s sion �This REPORT is prepared for the WAYNE COUNTY BOARD OF CCMMISSIONERS: Robert E. FitzPatrick, Chairman Brian G. Arrowsmith John Barr Roscoe L. Bobo N. Frank Cylkowski James DeSana Mary E. Dumas Huey A. Ferguson Edgar L. Harris George Hart George F. Killeen John Lesinski Robert D. Mahoney Conrad L. Mallett Richard E. Manning Edward K. Michalski Michael E. Murray Michael J. Reilly Rose Mary C. Robinson Catherine Shavers Paul Silver Jarrette Simmons Ervin A. Steiner, Jr. William G. Suzore Tom F. Taylor Samuel A. Turner Chester Wozniak and for the WAYNE COUNTY BOARD OF AUDITORS: Richard T. Kelly, Chairman Arthur A. Sumeracki, Vice Chairman Leonard D. Proctor, Secretary At the direction of the WAYNE COUNTY PLANNING COMMISSION: Donald D. Juchartz, Chairman Joseph D. Crea Joseph B. Evanski Leonard E. Goodall Morton S. Hilbert Nathan Johnson Eleanor Lawson Kermit K. Mead Thomas A. Neenan Clyde L. Palmer John L. Tre 11 ay With the aid of CONSULT..~~T: Donald M. Oakes By the PLANNING COMMISSION STAFF: Francis P. Bennett, Director Maurice W. Roach, Jr., Assistant Director Christine Chominski Othello Colecchia Phyllis Ferguson Gordon Rut tan Rodney Simonds Linda Wedel �TABLE OF CONTENTS Page No. INTRODUCTION . . 1 DEVELOPMENT COST FACTORS - INDUSTRIAL. 2 Community Industrial Parks 2 Privately Developed Industrial Parks 2 Heavy Industry Development 3 Development Cost - Marginal Land 4 Summary - Pre-Development Costs 7 8 DEVELOPMENT BENEFIT FACTORS - INDUSTRIAL Property Tax Return on Heavy Industry 8 Property Tax Return - Simulated Examples 8 Industrial Tax Rate Impact 9 10 Employment Potential 12 DEVELOPMENT COST FACTORS - RESIDENTIAL. Residential Land Development Costs 12 Recap Residential Costs 13 Comparison of Valuations - Industrial vs. Residential 14 GENERAL OBSERVATIONS . . . . . . . . . . . . ......... 15 Revenue Return Studies 15 Revenue Return - Operation vs. Investment 16 Community Operational Studies 17 Comparison With Wayne Cotmty 19 Dwelling Unit Valuation - Family Income 21 Land Use Valuation Comparison 22 Indirect and Non-Fiscal Factors 22 Indirect Costs 23 Non-Fiscal Costs 23 In Summary 24 �TABLES Page lA - 1972 Valuation, Local Tax Rate, Dollars Raised - Wayne Cotmty 26 1B - Local Taxes, Population, Per Capita and Per Acre Compared - Wayne Cotmty 29 lC - Local Taxes, County Taxes and Per Acre - Wayne County 32 2 - Per Capita City/Township Taxes by Area 35 3 - Cost Revenue Analysis - 21 Cities 37 4 - Dwelling Units - Median Family Income - Wayne County 42 5 - 1972 Equalized Valuation by Land Use 44 Limited Comparison for Multiple Family Dwellings 45 �INTRODUCTION The hypothesis that has been followed for this study revolves arotmd the "quality of life" for the people of Wayne County. In that context, we note that there are contained in the county virtually all types of land uses~ agricultural, residential, commercial, and industrial. There are worn out and poor use areas needing rehabilitation and there is vacant open land, and both mu_ ~ ,,.,,.,e proper use planning and zoning as a basis for improving the quality of life. Much land in the count y is industrially zoned. poor land for such use. In fact, much of it is It has always been as su•. 1ed that every community should strive for industrial uses to help increase its tax base and help carry the tax load for services to its residents. Studies to date have shown that many indus- trial uses seem to do this, as far as operating costs are concerned. This study will explore the assumption further. The "industrial competition" between communities is keen and it is believed that the future of the county and its communities should concentrate on some other uses and thereby obtain a better quality of life for their people. The cost of development of some of the undeveloped land may be more expensive, over all, than the revenue the industries would bring in in property taxes. The in- direct and non-fiscal costs they may generate over a long period of time may cancel out the tax benefits. Comparison will be made of the cost to a community of initial provision and long term funding of roads, utilities, and other services. For this com- parison, developing a square mile of raw land zoned for industry has been used as the basis for cost estimates. Even agricultural land could be left as such, if there was a tax incentive to permit a land owner to resist the blandishments of intensive development, mainly money - or expectation of it. -1- �DEVELOPMENT COST FACTORS INDUSTRIAL Community Industrial Parks There are many community industrial park developments in Michigan competing for industry. To be competitive, communities have, in some cases, installed utilities and roads to these parks at the expense of the local taxpayer. Their rationale for this expense is that the industry will bring in many more tax dollars and eventually pay off the expense of the "investment". to this, the industry is expected to bring jobs to the community. In addition In a metro- politan area with good transportation. the local people do not always get these jobs. Under Michigan law, a "tax advantage" cannot be given to any type of valuation. However, the installation of utilities and other necessary "enrichments" is not prohibited. Some land has been zoned for industry along highways or railroads without regard to such matters as soil tests or drainage, simply because according to planning generalizations, it seemed "appropriate." Privately Developed Industrial Parks Inquiry has been made in regard to the cost of development of industrial park land in the metropolitan area. A round figure of $10,000 per acre was obtained as an estimate for development of industrial parks having 1½ and 2 acre lots. II I These figures do not include financing costs and do not include the cost of the land itself. On the basis of developing a square mile, this would cost $6,400,000 for water, sewer, drainage and roads. Were an 8% inter- est cost added for a 30 year period at an average retirement, the total cost would increase to $16,900,000, a figure that can be used later for comparison purposes. -2- "' �These costs presume that the land is high and dry and needs no filling or extensive grading. They also assume that there are no excessive drainage costs. Ideally, the local unit of government requires an industrial park developer to pay all the costs of road, water, sewers and drainage, or allows the developer to contract the work with proper inspection being made by the comnrunity. The developer includes this cost in the sale price of the land which, of course, relates to its competitiveness. The developer must be competitive with other industrial land developers and, therefore, is looking for high and dry land with good soil conditions and a water table low enough to permit building on the land without excessive building costs to the land buyer. Heavy Industry Development Some heavy industry has paid high land and development costs because large assembled acreage was not easily obtainable near the required labor market. Some have also found that to go too far out from the labor market has cost them production dollars in absenteeism - an example of an indirect cost. It is probable that a given total area, if developed by one or two very large industries, might require a smaller public investment than would the same area plotted into small lots. However, the number of such potential industries is so limited that the prospect of securing one is slight in a competitive market. Nearness of bed rock to the surface has also been another consideration in location of heavy industry. The ease of obtaining raw materials and area for storage until used is another consideration, and this probably puts a premium on easy access to the cheaper water transportation. Communities have found that some heavy industry may be detrimental to the community for environmental or social or economic reasons. -3- Among these reasons, �related to public physical service~ are sewage and drainage problems, as well as air pollution problems. Development Costs of Community Sponsored Industrial Parks on Marginal Land Marginal land in this text is described as property which requires substantial preparation to be competitive. An example is low land with a high water table requiring sanitary sewers instead of septic tanks, extensive drainage to lower the water table, provision of drinking and processing water, and provision of adequate heavy duty highway access serving it. In order to attract industry to unattractive land, a community would have to provide these major capital improvements and amortize them over a long period of time. To this end, a check was made of possible cost or investment by a com- munity in such a development. The costs checked are (a) Drainage, (b) Roads, (c) Sanitary Sewers, and (d) Water. a. Drainage Probably the most difficult cost to estimate is the t:n.mk drainage cost for adequately draining the land. Some of the considerations are: the distance from an outlet; the kind of storm drainage that would be required for a particular industry; will this require much roof or paved area where the run-off will be fast; can retention ponds handle this and how much of this valuable industrial land must be used for these ponds; is it possible to run the drainage into an open ditch or will it be necessary to install expensive closed drains? It is rapidly becoming recognized by national, state, and local policy that storm water requires treatment and full-fledged pollution control. Perhaps an open ditch will be satisfactory at this time, but because of future development, the enclosure may have to come later -4- �and the taxpayer or land owners in the whole drainage district have additional taxes in years to come.* , It is well known that open land can afford its own drainage because of the above mentioned conditions. In one community, for a particular simple trunk installed a few years ago, the cost was equal to 5¢ per square foot for an open drain. increased construction costs 6¢ per sq. ft. If we add 20% for since then it would be increased to To project this figure to one square mile, the cost would be about $1,700,000 for the open trunk drain only. not include right-of-way costs. This does If a drain right-of-way of only 60 feet in width for only one mile were to be purchased on industrial land valued at $20,000 per acre, it would take 7.3 acres or another $146,000. The total is now $1,846,000 per square mile. Let us round this off at $2,000,000 for the trunk drainage for one square mile, as it is believed the $1.8 million figure is conservative. At 6% interest and 30 year retirement, the cost to the comnrunity would be $160,000 per year. For purposes of estimates, the average 1972 equalized valuation of the townships in Wayne County with some vacant industrial land still available is about 82 million dollars. On the basis of amor- tizing this, the trunk drainage cost would amount to $1.95 per thousand for each of 30 years. *An examp~e of which can happen is the so-called Red Run Drain in Oakland County. It was widened and deepened over 20 years ago when it ran through virtually vacant land. Since that time, the whole area has been built up. The "ditch" caused odor and mosquito problems in summer months. As a result, there is a large section which now has been enclosed in Royal Oak and Madison Heights at a substantial cost to the communities in the drainage area. Additional covering is expected to be required downstream all the way, possibly,to the outlet near Mt. Clemens at added costs to these same communities in the drainage area plus the_others using the drain along the way. With the accent on pollution free drains and streams today, which will not diminish in the future , added . treatment costs will also require tax dollars. -5- �b. Roads It is estimated that 15% of one square mile would be required for road right-of-ways for industrial use. 13.2 miles of roads. This would require about Because of the heavy amount of traffic gener- ated by the industry at peak periods, a 60 foot pavement width of heavy duty pavement was estimated. The cost of a 60 foot pavement at $820,000 per mile would mean an investment of $10,824,000. Spe- cial assessment could possibly be invoked for½ of this with only $5,412,000 assumed by the community, and this could add $432,960 in bond retirement to be paid back each year for 30 years. At the average township valuation of $82 million, this would amount to $5.28 per $1,000 of equalized valuation. We are assuming drainage to the trunk sewer is included in the costs of road. c. Sanitary Sewer On the above basis, there may be 13.2 miles of sanitary sewer required at diameters between 12" to 48" and at an average estimated cost of $4. 62 million. If one-half of this were "special assessed," the cost would be $2,310,000 or a retirement cost of $184,800 each year, costing $2.25 per thousand valuation on the same basis of valuation. d. Water Using the same basis of estimate, there would be 13.2 miles of water lines required. Most industries use much water, so 16" to 18" mains may be required at an average cost of $110,000 per mile. would amount to $1,452,000. This If half were special assessed, the cost to the community would be $726,000 or retirement of $58,000 each year, and an additional 71¢ per thousand of taxes each year for retirement. -6- �Summary of Pre-Development Costs for Marginal Land Industrial Development The potential costs would be as follows, if one-half of all but trunk drains were special assessed. Total Cost If !2 were Special Assessed Remaining Average Yearly Cost Possible Tax Rate $160,000 $ 1.95 Trunk Drainage $2,000,000 Roads &Local Drainage IO, 824,000 $5,412,000 432,960 5.28 Sanitary Sewers 4,620,000 2,310,000 184,800 2.25 Water 1,452,000 726,000 58,000 0.71 Total $18,896,000 $8,448,000 $835,760 $10.19 No special Assessment $18,896,000 $1,511,680 $18.44 The assumptions above indicate that industry will assume about 45% of the total cost through special assessment in addition to the cost of the land. If they did not, then the community cost could rise to a full $1,511,680 per year or a tax rate of $18.44 per thousand equalized valuation for 30 years. for the development of only one square mile. an $82,000,000 present equalized value. -7- This The assumed tax rate is based on �DEVELOPMENT BENEFIT FACTORS INDUSTRIAL Property Tax Return on Heavy Industry The equalized value of one new industry occupying almost a square mile of property was $51 million. The buildings occupied 54% of the property owned, and the remainder was vacant land. This is not unusual for an industry to provide a "green-belt" or for anticipated further expansion (which does not always materialize). Using the present average equalized valuation of Wayne County Townships with vacant industrial property - $82 million - and adding the $51 million " :--. § valuation, the result is an increase of 38% to the Townships' total. ( After such a plant is c·onstructed and in operation, we can assume that it also would take on part of the burden of paying for the facilities to serve it. In effect, 38% of the burden.* Compare this with the previous example of cost to the taxpayers for the one square mile improvement to marginal land in which the industry pays none of the cost of the improvements by special assessment (seep. 7). In this case, the tax rate per thousand of valuation would decrease from $18.44 to $11.43 with industry making up the difference of $7.01. If the industry assumed an average of 45% of the cost of facilities, the tax rate could decrease from $10.19 to $6.32 per $1,000 of valuation. In any event, the burden on the remainder of the township would be considerable for a 30 year retirement period.* Property Tax Return - On Simulated Industrial Examples A sampling of mixed industrial uses including some industrial park type development and heavy industry was "created" for a hypothetical square mile of *Estimates could be expanded in a similar way to obtain figures for additional areas of potential development. In this connection, seep. 23 dealing with bringing services to the subject development site. LI -8- �land as a further check on the value of industrial land. The sampling was a more intense use of the land with more land occupied than the one'industry sample used Freviously. The equalized valuation of this amounted to $101,000 per acre or about $64,060,000 for a square mile. When compared to the one industry example on a square mile of land, the proportional increase of a community valuation of $82 million would be about 44%. Another hypothetical example of a square mile of heavy industrial land was "created," again using actual valuations of certain properties in Wayne County. This sampling was also for a more intense use of land than in the one industry example. The equalized value was $145,500 per acre or $93,120,000 for one square mile. The proportional increase to a community of $82 million would be 53% and more than double the valuation. Another "testing" was made of a specific area in Wayne County and the land and buildings valuation came to $33,587,800 for a square mile. In the first example, it was found that the personal property valuation was 64% of the total. When this is added, the total valuation to the first above example would be about $94,000,000 for a square mile or $146,000 per acre. This would increase the hypothetical valuation of the "average valuation community" by 53.4% with the added intensified development of just one square mile of industrial land. Industrial Tax Rate Impact In the first example used, we had a cost of $10.19 per $1,000 of equalized value for the Industrial Development costs on "Marginal Land" if the industries assumed 45% on a special assessment basis and $18.44 if no costs were assumed by other than the whole community of $82,000,000 valuation. -9- �Noted below are the comparisons. Example Tax Rate Marginal Land $10.19 Heavy Industry - New Industry 6.32 Mixed Industrial (Example) s. 71 All Heavy Industry (Example) 4. 79 Specific Area-Personal Property Estimated 4.75 Industry does assist in paying part of the cost for the development of one square mile of any community and does help in paying for utility development of the land it occupies. However, it does not pay the whole cost as the community must also assume the over-all responsibility for the debt incurred to attract the industry. Employment Potential It is a reasonable assumption that the desire of communities with open land to secure industrial development is prompted by the prospect of tax returns which they believe will, in effect, subsidize the services being rendered to residential areas. It is also understandable that connnunities look forward to the employment potential and purchasing power, which will be added to the community through industrial development. Both the employment and the purchasing power are obvious "benefits" to be considered in relation to "costs" of services. There are a number of studies which have been made that relate jobs to acreage for different categories of employment. It is of interest in this report to include such figures with respect to a typical newly developed industrial area in Wayne County, well served with rail, highway and freeway access. The areas analyzed lie within corporate boundaries rather than being in a township. In the instance of warehousing, the ratio of employment to acreage was approximately 10 employees per acre. The aggregate land and building assessed valuation of the parcels contained in the sample was approximately $54,600 per acre. -10- �A well planned, almost completely developed new industrial park occupied by manufacturing establishments, provided approximately 25 jobs , per acre. The aggregate land and building assessed valuation of the parcels contained in the sample was approximately $63,500 per acre. Observations were made on an area containing larger establishments, primarily in manufacturing, not contained within an organized . industrial park. The employment-to-land area ratio in this case was in the order of 10 employees per acre. The difference between this situation and that cited in the previous paragraph reflects such consideration as the following: a) the acquisition of generous acreage for possible expansion; b) the provision of the type of landscaping and screen planting which contemporary development standards encourage; and c) the fact that land, being a relatively minor factor in plant investment, and offered in fixed parcels placed on the market one at a time by separate owners as distinguished from the operations of an industrial park, results in some of the industries acquiring more than their minimum requirements. Current hourly rates for the employees of both the warehousing and the manufacturing establishments are in the $4.50 to $5.00 range. This does not include clerical, executive or supervisory categories of employment. -11- �DEVELOPMENT COST FACTORS RESIDENTIAL Residential Land Development Costs Development of a square mile of land for residential purposes was also considered as a comparison to industrial development. Trtmk drainage was estimated at the same cost as industrial development at $2,000,000. There probably would be a similar run-off as with industry because of roof area and driveways. Road rights-of-way were estimated at 30% of the square mile area in keeping with frequent practice. This would involve 60 foot rights-of-way and new 24 foot pavement estimated at 26.7 miles. The cost estimate of $500,000 per mile brings the cost to $13,350,000 for streets. Sanitary sewer was considered at about $200,000 per linear mile and with 26.7 miles of streets along which to build residences this would cost $5,340,000. Water mains for the same mileage were estimated at $80,000 per mile or $2,136,000. The total for this development becomes $22,826,000 for residential land. When a special assessment is levied for½ the cost of all but Trunk Drainage, the balance would be $12,413,000, were the community to assume the unassessed cost as was assumed for th.e marginal land industrial example. The retirement costs on this would average $993,040 each year for 30 year bonds at 6% interest. If the same comparison were used in regard to tax rate required, it would amount to $12.11 per $1,000 of equalized value for a community whose total valuation was $82,000,000. After deducting the rights-of-way, there would be 448 acres to develop as residential. With 15,000 square feet as the minimum lot size, this would accom- modate 2.9 homes per acre or 1330 dwelling units for the square mile. -12- Should �these 1300 housing units average $40,000, the equalized valuation would average $20,000 each and the total equalized value of a square mile of such development would be $26,000,000 or $58,036 per occupied acre. Recap Resident ial Development Costs If½ were Special Assessed Total Cost Total Drainage $2,000,000 Roads &Local Drainage 13,350,000 Sanitary Sewers Remaining Average Yearly Cost Possible Tax Rate $ 160,000 $ 1.95 $ 6,675,000 534,000 6.51 5,340,000 2,670,000 213,600 2 .61 Water 2,136,000 1,068,000 85,440 1.04 Total · $22,826,000 $10,413,000 No Special Assessment The above $993,040* $I, >Q6, 800 $22,826,000 assumptions ✓ indicate $22.28 that the residential development will assume one-half of all but the trunk drainage cost on special assessment. the industry use comparison.) $12.11 (The same as This in addition to the cost of the land. The tax rate for one square mile of development could be $12.11 with the assumed special assessment or $22.28 if all were paid by a community. The assumed tax rate is based on an $82 million present equalized value. *On remaining $12,413,000 for community expense - Seep. 12 for source of this figure. -13- �Comparison of Valuations, Industrial Versus Residential The comparison of equalized value per acre with the industrial example versus the residential example is shown below for a square mile of developed land. Examples Valuation Per Acre $ 93,750 Heavy Industry (New Industry) Mixed Industrial 101,000 All Heavy Industry 148,800 Residential $58,036 The equalized valuation per acre of developed industrial or residential land equates to the return on property taxes as all types of valuation must meet uniformity of taxation requirements in the same community. Thus, the acre of industrial land would pay from 1.62 to 2.56 times more property taxes than the example of residential acre shown above. -14- �GENERAL OBSERVATIONS Revenue Return Studies Community growth and development create a need for public services and facilities. The community itself is responsible for assuming the costs of • these by either increased property taxes, greater return of federal and state revenue, an income tax, or special assessments for particular services. The level of service is determined by the citizens' desire and ability to pay for such services. In communities which develop as residential areas, the cost of public services must be paid primarily by taxes on residential properties. Many communities encourage the development of greater revenue producing land uses such as commercial or industrial development as they have generally been considered as contributing a greater share of municipal revenues for operation in comparison to the services they receive or require. On the other hand, entirely residential properties of medium value do not contribute enough property tax when compared with the costs of services received. Governments serve people and residences contain people who need the services. This applies to police and fire protection, refuse collection and disposal, utilities, roads and streets~ transportation, parks and recreation, cultural activities, and a wide variety of other services. It is important to attempt to develop a balance in the distribution of land use types in order to obtain an adequate tax base which is equitable to all land uses. Th.is is why studies* have been made to determine the service costs (for operation) by land use category to assist in evaluating the economic balance among the various land uses. Such studies dealing with future development are inherently limited by the ability of techniques and projections to anticipate tomorrow with certainty. *Statistics on 21 such studies done in Southeast Michigan are sunnnarized in Table 3 on pp. 37 to 41. See further discussion on p. 17. -15- �There are variables which must be appraised by those with the long local governmental experience in order to provide rational assumptions to serve as the basis for projections. Governmental units do not generally make specific breakdowns of money received from property taxes as related to land use categories and that is the reason that some expertise is needed in cost assignment. The studies for operational costs in relation to the property tax deal only with that aspect and no other local revenues. This has been a major source of revenue, and_until there is major tax refonn, will continue to be. Land development costs by communities do not have a significant part in any of the studies made to date. One must also recognize this fact when it is known that many communities throughout the country have, in the past, used the general property tax to install utilities, roads, and facilities to entice certain developments they thought good for their community. The study results for governmental operation are included here for reference as containing valid assumptions on the communities studied. Some have been made in earlier years, but the projection of an inflated dollar would also apply to property tax return as well as governmental cost of operation. It is appropriate at this point to call attention to the fact that there may be very significant indirect and/or non-fiscal costs and benefits that are inherent in various land use developments. It is extremely important to a com- munity that it be aware of these as it determines its future. This matter will be discussed later. Cost Revenue Return - Operation Versus Invest~ent In 21 cost revenue studies throughout Michigan on relationship of tax return to cost of community operation, it was found that industry more than paid its way for operating purposes. The exception to the "rule" was in townships which had only a 1 mill property tax. There were little or no township services. -16- �By raising the property tax to 5 mills, it was found that industry took up a significant amount of the operating expense. However, there can be no dis- crimination as between types of property assessment, so the residential and commercial property also have to pay five mills. • The residential property would receive more service that perhaps some do not want as yet, and in some cases may not be necessary. The facilities construction costs to attract industry on marginal land is a responsibility of all taxpayers. The industry over the years could "write off" their plant building investment on their income taxes and move out if other conditions were not proper. This leaves the community with the debt. Industry could sell the vacant land providing certain demolition of the building was accomplished, such as removing the corners. This happened at Sault Ste. Marie when a major industry knocked out the corners before "tax day" on December 31st. The community in- stantly lost $4,000,000 of assessment and 12% of its total assessed valuation. Community Operational Studies In Table 3 is the summary of the Cost Revenue Analysis for operation in 21 communities. These studies evaluated expenditures for operational services of the various communities. There was only an occasional capital improvement in- cluded in one or two studies such as utilities, and some bond installment repayments in a few. costs. Therefore, the studies do represent primarily the operational Some communities had a high level of operational services, and those communities with a "heavy industry" tax base _had a wider variety of operational services. These communities also seemed to have a higher residential per acre "deficit" which does indicate that services are primarily for people and they do live on residential acreage. -17- �It is further noted that some communities have only light industry or no significant industrial tax base and the amount of "plus" contribution to the community operation costs is much less, and in two examples has a minor negative impact per acre. This seems to indicate that if a city or township can obtain heavy industry within its borders, they may be able to afford a higher level of service and more diversified services. They also may bring more en- vironmental problems with them and these would be difficult to evaluate from a "dollars and cents" standpoint. Commercial development seems to have paid some "dividends" when they are of a large and substantial nature. The small individual type stores, spread widely over a corrununity, add little as a property tax base. We need both for convenience, and the small corrunercialoperators must continue to be a part of our life style, and they must be encouraged to continue. The studies indicate that in some cities and particular townships which developed or were in the process of development, the population had not yet reached the point of creating a large enough market for extensive and concentrated commercial development. The study dates noted in the Table were placed there because some of the communities have since developed commercial tax base and larger populations to patronize them. This would make a difference, were the studies to be updated as of today. It is also possible that some communities have also added services for their people, and the relative plus and minus impact would be revised upward toward more minus for residential property. For example, the addition of a full-time fire department would add considerably to community operational costs instead of a largely volunteer department. This would also be the result when adding more police protection was considered. Yet we must do both when the density of population increases and more people are to be served. -18- ., �There are only a few examples of office and research or multiple family developments ncted as the breakdown of specific valuations and land use acreages were not avilable at the time of the studies. It may be wise for more communities to do further research in this direction. In the studies to date, both offices and multiple family developments seem to indicate they are "plusses." However, it also must be stated that no community can direct its development to all of one type or another. There should be some balance of land use categories in every community to best serve their public. The only other way would be to accept the fact that if a community prefers to remain residential, it must be prepared to pay the property taxes necessary to support the services it desires and is willing to afford. The exception to this would be the community with very expensive homes and a low population density. This seems quite evident in the Tables developed in this study. This is not possible for all communities, as a pattern seems to have been fanned with present developments. The search for a fine community "address" has attracted the population able to afford more expensive homes. However, there are only limited numbers of people able to afford these, and a fast developing community cannot be sure it will be able to attract such developments. takes much tL~e to change the present pattern. It also Heavy industry and homes, inexpen- sive as well as expensive, do not seem compatible in any of the study communities. Comparisons with Wayne County The intention of the Wayne County study was to make comparison for consideration by Planning Commissions and governing bodies that had the responsibility of choice for the future welfare of their communities and the people they serve. Care must be taken to make those choices that would best serve now and in the distant future. Instant "profit" can be obtained from certain development, but -19- �what of the future when the service level has been increased and the property tax base deteriorates with age or because of some new technology development. For example, industry formerly developed as multiple story buildings and now seems to seek one story structures on larger land parcels, in order to operate efficiently and for profit. ✓ We cannot, as governing bodies, anticipate the technological changes, but we can exercise some care on the impact of certain operations on specific tracts of land. The availability of rail freight service was an index we formerly used as a natural site for industry. With advent of freeways and better trucking ser- vice, the railroad_s are no longer the sole basis for such decisions.* These decisions must also be made for communities where the residential development has aged to the point of needing replacement or high-rise industry has outlived its usefullness, or strip commercial development has proved to be unrentable. These are very difficult decisions and there is no assurance that everyone is capable of accepting them in regard to the use of their properties. They may even lose valuation in the process, and no one cares to consider that possibility for any property they may own. Another possible solution is to consider the "regional designation" of land use and occupancy. We know that communities desire to maintain their Home Rule status and vie with others to obtain adequate tax base. This is a problem in Wayne County as well as in all the other 82 counties in Michigan and elsewhere. We believe in this principle, but re&lize we must look beyond some borderline road or stream or natural or man-made border to assign the land uses properly. It will take a long time to change any pattern which has already been formed. *With respect to the current emphasis on the Energy Crisis, it is throughout this report assumed that the basic issue of an alternative to fossil fuels as an energy source will have been solved within the "lifetime" of existing communities. �It would be costly to do revenue studies for each of the 43 communities in Wayne Cotmty, but it is possible. So in order to save expense and still make this study relevant, an attempt has been made to make comparison with similar connnunities in Wayne and elsewhere from studies already completed. It may also be unwise to emphasize the comparison between communities in Wayne County further, in the event that such studies would tend to accelerate the competition between them for the tax dollars. This could be a costly future course and not improve the proper land use development or overall good of the connnunity, county, or state. Wayne County Dwelling Unit Valuation Equated with Family Income Table 4 shows the Residential equalized valuation of each local unit of government in Wayne Cotmty for 1972 and the number of Dwelling Units in each unit as of 1970 U.S. Census. This was then divided to give an estimated Dwelling Unit equalized valuation for each community. The so-called True Cash Value of these homes would be twice as much as the valuation listed herein. Detroit had 60.8% of the dwelling units, cities outside of Detroit had 34.2%, and the townships had 5% of the dwelling units in the county. The value of the residential properties were made up of 43.5% for Detroit, cities outside of Detroit had 47.2%, ahd the townships 9.3%. Residential valuation of the entire county was 48.3% of the total (This is also shown in Table 5). The percentage of valuation of the in- dividual communities to the residential valuation ranged from 95.7% in the Village and about 82% in two communities to about 8% of the value of the community. The 1969 Median Family Income is also listed in Table 4, and it is interesting to note that there is a surprising similarity between the average family income and the equalized valuation in over half of the communities in the county. -21- �~ In those communities, it would essentially mean that the average family income group would own residences equal in true cash value to twice their yearly income. One example was selected to test some theories that have been used over the years on the relationship of family income to the amount that should be paid for "shelter." Taxes of this community (predominately residential) were com- puted at about $740.00 per year for school, city and county. assumed at $200.00. Insurance was Comparing this to a median family income of $13,000, the family would pay 24% of their income for "she! ter." This does not include utili- ties, but -only those costs listed above. Wayne County Land Use Valuation Comparison This Table shows the fact that in 1972, industry made up 33.1% of the value. Residential was 48.3%, and commercial value was 18.3%. Commercial and industrial value together just reached 51.4% or slightly more than the residential value in the county. Real property (land and buildings) comprise 76.5% of the value and personal property (machinery, fixtures, stock and all utilities) was 23.5%. Agricultural property is three-tenths of 1% of the valuation of the county. There is still agricultural property in 6 townships and four cities. This is listed as a percentage of the total value of the community in which it is located. Indirect and Non-Fiscal Factors The previous pages have dealt almost exclusively with the measurable fiscal costs of development as it occurs at the point of development. sion of two additional factors follows. fiscal costs. A brief discus- These are indirect fiscal costs and non- Obviously, there are also benefits of both kinds to be weighed in making public development decisions. -22- •~ • • • • • • - �As has been stated., the general practice in considering cost of public services concentrates on operations rather than initial developaent or installation costs. Indirect Costs A £actor of importance which a connunity must consider is the extent and cost of bringing services to the development site. If., for example., we assume an industrial park of certain size and type will involve an investment of "X" public dollars in "on site" services., but the site is located some distance from the nearest source of such services (sewer or water lines or paved roads of sufficient capacity to meet industrial requirements., etc.)., the development costs must include such extensions. Th.is cannot be quantified in this report excepting where writ costs are included because the extent of such added services cannot be foreseen in a general sense; it must be computed for each case. Additional £actors include the full range of publicly funded services which those occupying the developaents will take for granted. These are ade- quate professional £ire and police protection., recreation., good schools., housing at a wide range of prices and qualities., cultural opportunities., etc. It can be argued that SCllle of these should be provided on a regional or multi-community basis., since it would obviously be wasteful to expect each service to be completely provided within each civil division. Nevertheless., there are clear trends which indicate that each community must carry its share of the financial andsocial burden of providing those services that are shared. Non-Fiscal Costs This is an era of rapid change in which ■any concepts., and aspirations are being challenged. definitions of service and quality. historically accepted standards., New voices are calling £or new "One man - one vote.," -23- "citizen involvement.," �"environmental impact," "stabilized population," "growth policy," are recent additions to the average vocabulary. They translate into questioning of a long standing premise of the industrial society, i.e., "Bigger is better." Certainly the£e are economies of scale, and there must be adequate numbers of producers and consumers to permit a modern free economy to function. "Littler is better" is no sounder a phrase than its opposite. This report makes no effort to prejudge the social costs of any development against its gains since these are matters that must properly be the result of local decisions. On the other hand, the report does suggest that any community, in considering its long range aspirations, take a careful, in-depth look at the realistic costs and benefits which will be generated by its plans. Such an analysis would involve initial and operational costs of public services, acceptable levels of services, indirect and social costs, taxing policies and tax reform potentials, identifiable trends in population, industrial, and commercial requirements, housing, educational and recreational needs, and a full range of options available to citizens to achieve their personal as well as collective aspirations. And most importantly, such an analysis must look ahead to the time when the glamour of newness has worn off and obsolescence has set in. When such an analysis, done objectively, leads to a balance on the side of benefits rather than costs, then development is sound. Otherwise, development may be a serious error. In Summary We may conclude that good clean valuable industry will help materially in assisting with operational costs of providing essential services through the property tax versus residential acreage which generally does not produce enough tax revenue to support itself. -24- �We may further conclude that development of industry on marginal land would be costly - that if a community were to subsidize this, it might be too costly • for them and of dubious long term benefit. We might also question uncontrolled developing of residential property as it does not pay its own way through the property tax. (On marginal land, both residential and industrial development are of questionable tax production value.) But we cannot have communities with only industry and no residential land~ Where would the people live who must serve these industries? There must be a mixture in a commrmity or a region. Perhaps the_best conclusion would be to plan our communities and regions carefully, and review these plans on a continuing basis. What kind of community do we want? We live here. We have a investment here. We will be inter- ested in how the community will be able to survive financially, ecologically> culturally, and in all the other significant elements that make for a "quality of life" environment. The growing co11DDunities with vacant land must take. opment. the most care in devel- Should some of this land be left for open space, parks, and other agree- able purposes? If it is private property, there must be some tax relief given through State Legislative permissives. If it is to be park, then the conmunity or other governmental agency must make plans to acquire it. We all note some ''woods" or open space land in some of the older commrmities that someone or a group decided should be a park years ago. sight to thank for that . . What will be our legacy? -25- We have their fore- \, , �TABLE lA (Page 1 of 3) 1972 VALUATION, LOCAL TAX RATE, DOLLARS RAISED WAYNE COUNTY, MICHIGAN UNIT TOWNSHIPS 1972 EQUALIZED VALUATION Brownstown $105,402,760 LOCAL TAX RATE DOLLARS RAISED $106,457 Canton 91,616,280 4.04 370,130 Grosse Ile 55,684,135 9.20( 1) 551,273 Grosse Pte.* (Shores - Village) 40,364,980 Huron 37,772,760 13.12 495,579 Northville 50,128,640 1.01 50,630 Plymouth 161,799,330 3.28 530,702 Redford 408,564, llO 5.55 2,267,531 Slll!lpter 30,764,370 7.47 229,810 Van Buren 94,857,650 7.47 708,587 TOTAL TOWNSHIPS 40,768 $1,076, 955,015 $5,351,467 CITIES Allen Park $207,616,180 12.50 $2,595,202 Belleville 12,054,560 8.09 97,521 Dearborn 970,160,470 21,00 20,373,370 Dearborn Hgts. 321,757,450 11. 28 3,629,424 Ecorse 193,883,100 22.15 4,294,511 84,052,930 11.00 924,582 132,711,900 17.00 2,256,102 Gibraltar 42,093,420 13.00 547,214 Grosse Pte. City 53,674,820 21.18 1,136,833 Grosse Pte. Farms 104,591,380 15.85 1,657,773 Flat Rock Garden City 1. Includes Drain Tax of $2.90. *Grosse Pte. Twp. and Village includes only valuation and population in Wayne County. -26- I I I I • • • • • • • • • • • • • • • �TABLE lA (Page 2 of 3) 1972 VALUATION, LOCAL TAX RATE, DOLLARS RAISED WAYNE COUNTY, MICHIGAN UNIT 1972 EQUALIZED VALUATION CITIES LOCAL TAX RATE DOLLARS RAISED Grosse Pte. Park $ 85,092,090 Grosse Pte. Woods 147,063,620 12.98(l) 1,908,886 Hamtramck 127,503,410 23.45 2,989,955 Harper Woods 113,901,620 11.20C 2J 1,959,108 Highland Park 190,027,100 22.55( 3 ) 4,285,111 Inkster 115,396,480 19.80( 4 ) 2,284,850 Lincoln Park 185,643,720 15.70 2,914,606 Livonia 795,589,860 9.08 7,223,956 Melvindale 69,085,660 18.20 1,257,359 Northville* 21,445,820 10. 20 218,747 Plymouth 70,908,560 14. 70 1,042,356 244,935,850 20.00 4,898,717 Riverview 79,945,060 20.00 1,598,901 Rockwood 16,502,580 15.50 255,790 Romulus 175,196,120 12.50 2,189,952 Southgate 145,869,150 12. 75( 5 ) 1,859,832 Taylor 318,386,810 14.20 4,521,093 Trenton 345,952,600 11. 00 3,805,479 Wayne 127,307,870 17.05 2,170,599 River Rouge 1. 2. 3. 4. 5. Includes Includes Includes Includes Includes Drain Drain Drain Drain Drain Tax Tax Tax Tax Tax of of of of of $17.50 $1,489,112 $3.50. $3. 70. $1. 00 $0.80 $0.35 *Northville includes only valuation and population in Wayne Cotmty. -27- -------~~ -- --- -- - - �(Page 3 of 3) TABLE lA 1972 VALUATION, LOCAL TAX RATE, DOLLARS RAISED WAYNE COUNTY, MICHIGAN UNIT LOCAL TAX RATE 1972 EQUALIZED VALUATION CITIES DOLLARS RAISED Westland $318,261,490 $13.14(!) Woodhaven 104,304,710 9.00 938,742 Wyandotte 205,352,890 15.27 3,135,739 16.25 655.931 Grosse Pte. Shores Vil. (In Twp. Total) $4,181,956 Total Cities Except Detroit 6,126,269,280 95,269,309 Detroit 5,770,590,140 156,036,757 $11, 89.6, 859,420 $251,306,066 1,076,955,015 5,351,467 $12,973,814,43~ $256,657,533 TOTAL ALL CITIES AND VILLAGE TOTAL TOWNSHIPS TOTAL WAYNE COUNTY 1. Includes Drain Tax of $1.51. -2 8- I I I I •I • •I I I • • • • • • • • �(Page 1 of 3) TABLE 18 LOCAL TAXES POPULATION, PER CAPITA AND PER ACRE COMPARED WAYNE COUNlY, MIClHGAN UNIT 1970 POPULATION Brownstown 7,012 $ 15 15,161 11,026 34 23,117 16 Grosse Ile 7,799 71 6,682 83 Grosse Pte. (Shores-Vil.) 2,907 14 1,101 37 Huron 8,030 62 22,950 22 Northville 9,522 5 10,688 5 Plymouth 17,497 30 10,189 52 Redford 71,901 32 7,200 315 Sumpter 8,091 28 23,974 10 13,162 54 23,142 31 156,947 34* 144,204 Allen Park 40,747 64 4,582 566 Belleville 2,406 41 614 159 104,199 196 15,661 1,301 Dearborn Hgts. 80,069 45 7,725 470 Ecorse 17,515 245 1,754 2,448 5,643 164 3,840 241 41,864 54 3,757 601 Gibraltar 3,325 164 2,784 197 Grosse Pte. City 6,637 171 845 1,345 Grosse Pte. Farms 11,701 142 2,042 812 Canton , , , , - Van Buren TOTAL 1UWNSHIPS LOCAL TAX PER CAPITA LOCAL TAX PER ACRE TOWNSHIPS ACREAGE $ 7 37** CITIES Dearborn Flat Rock Garden City *Local Tax Per Capita of all townships. **Local Tax Per Acre of all townships. -29~ - -- �TABLE 1B (Page 2 of 3) LOCAL TAXES POPULATION, PER CAPITA AND PER ACRE COMPARED WAYNE COUNTY, MICHIGAN CITIES 1970 POPULATION LOCAL TAX PER CAPITA ACREAGE LOCAL TAX PER ACRE Grosse Pte. Park 15,585 $ 96 1,734 Grosse Pte. Woods 21,878 87 2,131 896 Hamtramck 27,245 110 1,338 2,235 Harper Woods 20,186 97 1,683 1,164 Highland Park 35,444 121 1,895 2,261 Inkster 38,595 59 4,019 569 Lincoln Park 52,984 55 3,795 768 110,109 66 22,950 315 Melvindale 13,862 91 1, 741 722 Northville 3,033 72 723 302 Plymouth 11,758 89 1,427 730 River Rouge 15,947 307 I, 792 2,733 Riverview 11,342 141 2,842 563 Rockwood 3,119 82 1, 728 148 Romulus 22,879 96 23,066 95 Southgate 33,909 55 4,378 425 Taylor 70,020 65 15,123 299 Trenton 24,127 158 4,704 809 Wayne 21,054 103 3,846 564 Westland 86,749 48 13,069 320 Woodhaven 3,330 281 4,033 232 Wyandotte 41,061 76 3,545 884 Livonia $ 859 I I I 'I I I I I I • ~ ~ ~ -30- ~ �(Page 3 of 3) TABLE 1B LOCAL TAXES POPUIATION., PER CAPITA AND PER ACRE CDMPARED WAYNE CORITY., MICHIGAN UNIT 1970 POPUIATION CITIES Grosse Pte. Shores Vil. LOCAL TAX PER CAPITA ACREAGE 226 (1.,101) $ LOCAL TAX PER ACRE 596 (In Twp.) 998.,322 Total Cities Except Detroit 95* Detroit 1,511.,482 103 roTAL ALL CITIES AND VILIAGE 2.,509.,804 100*** roTAL TOWNSHIPS roTAL WAYNE CDUNTY *Local **Local ***Local ****Local Tax Tax Tax Tax Per Per Per Per 165,165 89.,350 254,516 577** 1.,746 987**** 156.,947 34 144.,204 37 2.,666.,751 96 398., 720 643 Capita of all Cities except Detroit. Acre of all Cities except Detroit. Capita of all Cities and Village. Acre of all Cities and Village. -31- �TABLE lC (Page 1 of 3) LOCAL TAXES COUNTY TAXES PER CAPITA AND PER ACRE WAYNE COUNTY, MICHIGAN UNIT TOWNSHIPS COUNTY TAX RATE COUNTY TAX DOLLARS Brownstown $ 7.16 $ COUNTY TAX PER CAPITA COUNTY TAX PER ACRE 754,683 $ 108 $ 52 Canton 7.16 655,973 59 28 Grosse Ile 7.16 398,698 51 60 Grosse Pte. ( Shores - Vi 1.) 7.16 289,013 99 263 Huron 7.16 270,453 34 90 Northville 7.16 358,921 38 34 Plymouth 7.16 1,158,476 66 114 Redford 7.13 2,913,062 41 405 Sumpter 7.13 219,350 27 9 Van Buren 7 .13 676,335 51 29 $7,694,964 49 54 TOTAL TOWNSHIPS • ~ ~ ~ ~ ~ ~ ~ I I I CITIES Allen Park 7.14 $1,482,380 36 324 Belleville 7.16 86,3ll 36 131 Dearborn 7.12 6,907,543 66 441 Dearborn Hgts. 7.16 2,303,783 29 298 Ecorse 7.12 1,380,448 79 787 Flat Rock 7.16 601,819 107 141 Garden City 7.16 950,217 23 253 Gibraltar 7.16 301,389 78 108 Grosse Pte. City 7.16 384,312 58 455 Grosse Pte. Farms 7.12 744,691 64 365 Grosse Pte. Park 7.16 609,259 39 351 -32- I I I I ' ' ' �Z: TABLE IC (Page 2 of 3) LOCAL TAXES COUNTY TAXES PER CAPITA AND PER ACRE WAYNE COUNTY, MICHIGAN COUNTY a>UNTY CITIES TAX RATE TAX DOLLAR Grosse Pte. Woods $ 7.16 $1,052,976 48- 494 Hamtramck 7.16 912,924 34 682 Harper Woods 7.10 808,702 40 481 Highland Park 7.12 1,352,993 38 714 Inkster 7.14 823,931 21 205 Lincoln Park 7.16 1,329,209 25 350 Livonia 7.13 5,672,556 52 247 Melvindale 7.16 494,653 36 284 Northville 7.16 153,552 51 202 Plymouth 7.16 507,705 43 356 River Rouge 7.16 I, 753,741 110 1132 Riverview 7.16 572,407 50 201 Rockwood 7.16 118,158 37 68 RoDllllUS 7.16 1,254,404 55 54 Southgate 7.16 1,044,423 31 238 Taylor --------- 7.16 2,279,650 33 150 Trenton 7.14 2,470,102 102 525 Wayne 7.13 907,705 43 236 Westland 7.16 2,278,752 26 174 Woodhaven 7.16 746,822 209 178 Wyandotte 7.12 1,462,113 36 41 99 263 Grosse Pte. Shores - Vil. (In Township) COUNTY TAX PER CAPITA COUNTY TAX PER ACRE �TABLE lC (Page 3 of 3) LOCAL TAXES COUNTY TAXES PER CAPITA AND PER ACRE WAYNE COUNTY, MICHIGAN UNIT CITIES COUNTY TAX RATE TOTAL CITIES EXCEPT DETROIT COUNTY TAX DOLLAR COUNTY TAX PER CAPITA COUNTY TAX PER ACRE $43,749,630 95 264 40,971,190 103 459 TOTAL ALL CITIES &VILLAGE 84,720,820 100 332 TOTAL 1DWNSHIPS 7,694,964 34 53 92,415,784 96 232 DETROIT TOTAL WAYNE COUNTY 7.10 -34- I I ' 'I I - �TABLE 2 (Page 1 of 2)_ PER CAPITA CITY OR 'IUWNSHIP TAXES SQUARE MILES OF AREA DENSITY PER SQUARE MILE WAYNE COUNTY, MICHIGAN Per Capita City or Twp. Local Taxes Square Miles Density Per Sguare Mile $ 307 2.42 6,590 Woodhaven 263 6.55 544 Ecorse 245 2.74 6,392 Grosse Pte. Shores Village* 226 1. 72 1,690 Dearborn 196 24.47 4,258 Grosse Pte. City 171 1.32 5,028 Flat Rock 164 6.67 846 Trenton 158 7.35 3,283 Gibraltar 142 4.35 883 Grosse Pte. Farms 142 3.19 3,668 Riverview 141 4.44 2,555 Highland Park 121 2.96 11,974 Hamtramck llO 2.09 13,036 Detroit 103 139.61 10,837 Wayne 103 6.01 3,503 Harper Woods 97 2.63 7,675 Per Capita Average 96.18 Romulus 96 36.04 635 Grosse Pte. Park 96 2. 71 5,751 Melvindale 91 2. 72 5,096 Plymouth 89 2.23 5,273 Grosse Pte. Woods 87 3.33 6,570 Rockwood 79 2.70 1,194 River Rouge *Village Tax Only -35- - - - -- - -- - - - - - -- �(Page 2 of 2) TABLE 2 I ,. PER CAPITA CITY OR TOWNSHIP TAXES sguARE MILES OF AREA DENSITY PER SQUARE MILE WAYNE COUNTY, MICHIGAN Per Capita City or Twp. Local Taxes Square Miles Wyandotte 76 5.54 7,412 Northville 72 1.19 2,540 Grosse Ile Twp. 71 10.44 7'4 7 Livonia 66 35!86 3,071 Taylor 65 23.63 2,963 Allen Park 64 7.16 5,691 Huron Twp. 62 46.80 172 Inkster 59 6.28 6,146 Southgate 55 6. 84 4,957 Lincoln Park 55 5.93 8,935 Garden City 54 5.87 7,132 Van Buren Twp. 54 36.09 365 Westland 48 20.42 4,248 Dearborn Hgts. 45 12.07 6,634 Belleville 41 1.03 2,336 Canton Twp. 34 36.12 305 Redford Twp. 32 11.25 6,391 Plymouth Twp. 30 15.92 5,273 Sumpter Twp. 28 37.46 216 Brownstown Twp. 15 22. 77 308 Grosse Pte. Twp.* 14 16.65 572 Northville Twp. 5 *Twp. Tax in addition to Village Tax. ~ -36- I Density Per Square Mile I I I • • • • • • • • • • • • • �tl-'age TABLE 3 CDST REVENUE ANALYSIS - GOVERNMENTAL OOMPARISON (For Operation Onll) COMPARISON CW ACREAGE BASIS Residential Single Family t.llltiple Family -Low High Rise Royal Oak (1971) (1971) Tren ton ( 1969) -971 -2, 952 +262 +191 -845 +482 -135 +1,932 -355 -874 -6 -3 +382 -668 Commercial +510 &Research +662 &'IV +73 Industrial +177 Radio ,, ,, Troy (1968) Mobile Home Court Office fJ Southfield Utilities +482 Golf Courses -65 Vacant -59 -25 1970 Populations 69,285 39,419 86_.238 24,127 Taxable Acreage Non-Taxable Acreage Total 13,053 3.,995 17,048 16,413 5,013 21,426 5, 327 2,283 7,610 3, 064 1,430 4,494 $18,141 $14,955 $13,619 $14 ,581 Median Income ) -37- -216 I '- of 5) �TABLE 3 (Page 2 of 5) COST REVENUE ANALYSIS - GOVERNMENTAL COMPARISON (For Operation Only) COMPARISON ON ACREAGE BASIS Portage (1969) Residential Single Family Owosso (1969) Port Huron (1967) Roseville (1967) -373 -686 -783 -596 -17 +486 +504 +172 +439 +275 +717 +127 -93 -108 Multiple Family-Low High Rise Mobile Home Court Coilllilercial Office Radio &Research &'P.V Industrial Utilities +2,674 Golf Courses -75 Vacant -11 -172 1970 Populations 33,590 17,179 35,794 60,529 Taxable Acreage Non-Taxable Acreage Total 17,769 4,193 21,962 1,568 1,152 2,720 2,948 1,854 4,802 4,651 1,633 6,284 $9,792 $12,262 Median Income I I I I I I II • • • • • • • • ~ ~ ~ -38- ~ �' (Page 3 of 5) TABLE 3 cosr REVENUE ANALYSIS - GOVERNMENTAL OOMPARISON (For Operation Only) COMPARISON ON ACREAGE BASIS Sterling Twp. (1965) Residential Single Family Redford Twp. (1967) Clinton Twp . (1967) Ypsi. Twp. (1968) -89 -362 -137 - 460 -127 +264 +20 +147 +10,568 +844 +188 +642 -15 -133 -4 -8 61,365 71,901 48,865 33,194 9,707 4,592 2,570 7,162 13,558 4,468 18,026 16,842 3,305 20,147 $13,793 $13,811 $13,400 $12,110 M.lltiple Family-Low High Rise Mobile Home Court Cmmnercial Office Radio &Research &1V Industrial Utilities Golf Courses Vacant 1970 Populations Taxable Acreage Non-Taxable Acreage Total Median Income -39- �(Page 4 of 5) TABLE 3 COST REVENUE ANALYSIS - GOVERNMENTAL COMPARISON (For Operation Only) COMPARISON ON ACREAGE BASIS Corunna (1968) Residential Single Family Owosso Twp. ( 1968) Caledonia (1968) Jonesville (1966) Plymouth Units -658 -88 -83 +319 -85 +409 +24 +4 -203 +23 +25 +52 +23 -99 +2,465 -24 -1 -1 -3 -100 2,829 4,002 4;;292 2,061 Taxable Acreage 1,244 Non- Taxable Acreage 495 Total 1,739 20,141 1,088 21,229 19,713 1,060 20,773 1,219 220 1,439 Multiple Family-Low High Rise Mobile Home Court Commercial Office Radio &Research &TV Industrial Utilities Golf Courses Vacant 1970 Populations Median Income 913 540 1,453 $13,082 -40- �TABLE 3 (Page 5 of 5) CX>ST REVENUE ANALYSIS - OOVERNMENTAL COMPARISON (For Operation Only) COMPARISON ON ACREAGE BASIS Harrison Twp~ (1969) Residential Single Family Fayette Twp. (1966) -169 -51 Hillsdale (1966) Tecumseh (1969) -507 -546 Multiple Family-Low High Rise Mobile Home Court Connnercia 1 +15 +2 +89 +85 +83 +l +134 +805 -4 -40 -8 -26 1970 Populations 18,755 2,933 7,728 7~120 Ta,xable Acreage Non-Taxable Acreage Total 4,767 5,566 10,333 13,155 514 13,669 2,132 667 2,799 2,197 679 2,876 Office Radio &Research &TV Industrial Utilities Golf Courses Vacant Median Income $12,000 -41- �-= TABLE 4 (Page 1 of 2) DWELLING UNITS AND MEDIAN FAMILY INCOME UNIT AVERAGE D.U. VALUATION 1969 MEDIAN FAMILY INCOME TOWNSHIPS 1972 RES. EQUALIZED VALUATION 1970 DWELLING UNITS Brownstown $24,763,248 2,109 $11,742 $11,800 Canton 45,836,760 3,339 13,728 12,100 Grosse Ile 45,730,605 2,319 19,720 19,475 Grosse Pte. (Village) 38,644,880 924 41,823 32,565 Huron 24,917,046 2,140 11,643 11,874 Northville 36,208,350 1,812 19,983 15,800 Plymouth 68,389,780 5,004 13,667 14,600 Redford 232,044,877 19,984 11,612 13,811 Sumpter 16,876,740 2,279 7,405 10,367 Van Buren 42,044,468 3,665 11,472 13,400 575,456,754 43,575 13,206 Allen Park 139,887,555 11,619 12,040 14,153 Belleville 7,018,999 844 8,316 11,584 Dearborn 345,458,961 35,304 9,785 13,257 Dearborn Hgts. 263,568,678 22,749 11,586 13,499 Ecorse 27,401,997 5,481 4,999 9,706 Flat Rock 16,153,355 1,586 10,185 12,700 107,449,747 10,571 10,165 12,994 Gibraltar 12,218,300 972 12,570 12,656 Grosse Pte. City 41,614,870 2,360 17,633 Grosse Pte. Farms 92,940,520 3,793 24,503 21,798 Grosse Pte. Park 78,948,650 4,948 15,956 17,760 Grosse Pte. Woods 129,377,500 6,508 19,880 18,981 TOTAL TOWNSHI_PS CITIES Garden City -42- 11 11 11 - 11 11 11 ~ ~ ~ ~ ~ ~ ~ l ~ l l l 1 �(fage 2 of 2) TABLE 4 DWELLING UNITS AND MEDIAN FAMILY INCDME 1970 DWELLING UNITS AVERAGE D.U. VALUATIOO 1969 MEDIAN FAMILY INCOME $35., 835., 712 10.,964 $ 3.,268 $ 9.,395 Harper Woods 70.,666.,990 6.,499 10.,874 13.,534 Highland Park 35.,870.,185 13.,507 2.,656 8.,716 Inkster 80.,751.,408 10.,843 7.,447 11.,290 Lincoln 128.,985.,460 16.,221 7.,952 12.,131 Livonia 401.,055.,338 28.,134 14.,255 15.,216 Melvindale 32.,037.,077 4.,487 7.,140 11.,523 Northville 9.,211.,570 1,113 8,276 14.,387 Plymouth 38.,557.,858 3.,923 9.,829 13.,082 River Rouge 19.,353.,552 5.,316 3.,642 9.,433 Riverview 35.,204.,400 . 2.,988 11., 782 13.,913 Rockwood 9.,035.,080 807 11,196 12.,403 Romulus 51.,260.,004 6,174 7.,567 10.,900 Southgate 94.,669.,188 9.,320 10,158 13.,053 Taylor 184.,319.,697 18.,916 9.,744 11,977 Trenton 80.,386.,980 6,641 12,094 14.,581 Wayne 49., 718.,415 6,105 8.,144 11.,878 Westland 205., 711., 714 23.,654 8.,697 12,687 Woodhaven 20.,036,140 1,203 16,665 13,400 Wyandotte 99,348,220 13,241 7,503 11,283 Total Cities Except Detroit 2,944,054,120 297,397 9,899 Detroit 2,715,649,554 529,185 5,132 TOTAL ALL CITIES 5.,659.,703.,674 826,582 6,847 575,456,754 43,575 13,206 6,235,160,428 870,157 7,166 CITIES Hamtramck TOTAL TOWNSHIPS 'f TOTAL WAYNE COUNTY 1972 RES. EQUALIZED VALUATIOO' -43- 10,045 �I TABLE 5 1972 LAND USE EQUALIZED VALUATION COMPARISON WAYNE COUNTY, MI CHI GAN CATEGORY REAL PROPERTY Agricultural $ 43,335,951 Residential 6,235,135,426 Connnercial 1,725,426,537 Industrial 1,882,157,971 $ PERCENTAGE 0.3% 43,335,951 6,235,135,426 48.1 647,800,890 2,373,227,427 18.3 1,951,376,470 3,833,534,441 29.6 447,560,590 447,560,590 3.5 31,021,388 0.2 $ Utility Act 189 TOTAL PERSONAL PROPERTY 31,021,388 $9,917,077,273 $3,046,737,950 $12,963,815,223 76.5% 23.5% 100.0% 100% The industrial and utility totals are generally lumped together when reference to "Industry" is made. In this case, "Industry" would comprise 33.1% of the total for Wayne County. Note: The above valuations were reduced from True Cash value, and the final total is just $10 million under the published equalized valuation total. For the purpose of this study, the figures are accurate enough . -44- I I i i i i i I i i I I �LIMITED COMPARISON FOR MULTIPLE FAMILY DWELLINGS In a sampling 0£ only six developments, including £our apartment complexes, one condominium, and one cooperative, it was £ound that there were 1105 dwelling units whose average valuation was $7800 per unit. The 1105 dwelling units occupied 79 acres, and the average acreage valuation was $109,000. I£ we consider 3.5 people per dwelling unit per household, and there are 2.9 homes per acre on our previous example, we must serve 10.15 people per acre for $58,036 value or $5,718 per capita. If we consider 2.5 people per dwelling tmit in apartments and there are 1105 apartment dwelling tmits, we would be serving 2763 people (35 people per acre) served by $109,000 valuation or $3,114 value per capita. In this, we could conclude that we are serving more people but they are concentrated, and so the service per capita or per acre would amount to less for operational purposes. The sampling is only from two comnnmities in Wayne County and, therefore, may not show a valid comparison for the purposes of this study. -45- � 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 Wayne-County_Comprehensive-Planning-Report_1973 Creator An entity primarily responsible for making the resource Wayne County Planning Commission, Wayne County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1973 Title A name given to the resource Report on the Relationship of Property Taxation to Land Use Description An account of the resource The Report on the Relationship of Property Taxation to Land Use as part of the comprehensive planning process for Wayne County was prepared by the Wayne County Planning Commission with the assistance of Donald M. Oakes in 1973. Contributor An entity responsible for making contributions to the resource Donald M. Oakes (consultant) Subject The topic of the resource Comprehensive plan publications 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 https://digitalcollections.library.gvsu.edu/files/original/581a1d35c04f04bdc88bf9de342836eb.pdf 95576758bd06d6aac06ca2b286e4504a PDF Text Text WATSON ·TOtVNSIIIP . MASTER PLAN . June 1990 Reaffirmed Master Plan August 2000 WW Engineering & Science"')..Yf �WATSON TOWNSHIP PLANNING COlVIMISSION A RESOLUTION TO REAFFIRM THE MASTER PLAN OF THE • TOWNSHIP OF WATSON WHEREAS, the Watson Township Master Plan was originally adopted in June, 1990; and WHEREAS, such a plan is necessary to provide for the orderly development of the Township; and WHEREAS, it is necessary for such a plan to be periodically reviewed by the Planning Commission to insure that the basis for zoning and the established long-range public policy for the location, allocation and management of land uses remain appropriate and up to date; and WHEREAS, the Planning Commission has completed a community wide survey relative to such long range land use policies; and WHEREAS, in light of the survey results the .Planning Commission has completed a review of the Watson Township Master Plan and found that the plan is not in need of major revision at this time. NOW, THEREFORE, BE IT RESOLVED, that the Master Plan for the Township of Watson as originally adopted in June 1990 is reaffirmed as the officialtext and maps depicting future land use and policies for the development of Watson Township . BE IT FURTHER RESOLVED that a copy of this resolution be attached to all subsequently printed copies of the Watson Township Master Plan. ON ROLL CALL, the vote this 23,J day of August, 2000 was as follows: YEAS: Members -==-:..-=-~~~~~~-'--r)r=-'-'-'-~!J-=t---l-~~~~~=~~~~, . ,_,, ,... 1 . ·Resolution "Declared Adopted ' ~" B•'<o . . v ,-J \-h,\&ol'\ \"Yb. NAYS: Members Cq_nd~ O,()\R\q_(}$;oo J q,t>Sqn-t) O...v...5 2 -~-l<{/ LOOO :.r;;Jnu_k t&cac1/J Pamela Brown, Secretary Certification I, hereby c-ertify that the foregoing resolution was duly adopted by the Planning Commission of the Township of Watson at a regular meeting of said Planning Commission on august 23, 2000, at which a quorum was present and which was conducted in full compliance with the Township Planning Act, being Public Act No. 168 of 1959, and the Open meetings Act, being Public Act No. 267 of 1976, as amended, and that the minutes of the meeting were kept and will be made available as required by said Act. ,r;;;Junu£0 1 8A/lu~ Pamela Drown, Secretary �TABLE OF CONTENTS .. PAGE Chapter I - Description 1 Chapter II - Community Profile 8 Chapter ill - Community Facilities 15 Chapter IV - Planning Analysis 17 Chapter V - Goals and Policies 20 Chapter VI - Land Use Recommendations 25 Chapter VII - Implementation 42 LIST OF MAPS Map 1 - Watson Township Location iii Map 2 - Surface Drainage Network 3 Map 3 - Generalized Soils Map 5 Map 4 - Environmental Limitations 7 Map 5 - Important Farmland Soils 9 Map 6 - PA 116 Enrolled Farmland 10 Map 7 - Fire Service Providers 16 Map 8 - Future Land Use Map 35 LIST OFTABLES Table 1 - Population Change 12 Table 2 - Age of Residents 13 Table 3 - Population Projections 14 �Prepared by the: WATSON TOWNSHIP PLANNING COMMISSION Haldon Mauchmer Teresa DeWeerd Pam Brown Albert P. Germain Curt Fontaine Ron Esterline Beverly Henrickson in cooperation with the: WATSON TOWNSHIP BOARD Marvin Henrickson, Supervisor Cathy Pardee, Clerk Shirley Roberts, Treasurer Ron Zeinstra Albert P. Germain with the assistance of: WW ENGINEERING & SCIENC~ �INTRODUCTION WATSON TOWNSHIP MASTER PLAN •The fundamental purpose of the Master Plan is to allow the Township to set down in a comprehensive manner the goals and objectives for its physical development. The Township Planning Act, Public Act 168 of 1959, as amended, specifically gives Township Planning Commissions the authority to prepare and officially adopt a Master Plan. Once prepared, officially adopted and maintained, this Plan will serve as an advisory guide for the physical conservation of certain areas and for the development of other areas into the best possible living environment for present and future township residents. Because of the constant change in our social and economic structure and activities, the Plan must be maintained through periodic review and revision so that it reflects contemporary trends while maintaining long range goals. · The Master Land Use Plan provides: 1. A comprehensive means of integrating proposal_s that look 20 years ahead to meet future needs regarding general and ·major aspects ofphysical conservation and development throughout the Township; 2. An official, advisory policy statement for encouraging orderly and efficient use of the land for residences, businesses, industry, parks and recreation areas, and agriculture, and for coordinating these uses of land with each other, with streets and highways, and with other necessary public facilities and services; 3. A logical basis for zoning, subdivision design, public improvement plans, and for facilitating and guiding the work of the Township Planning Commission and the Township Board as well as other public and private endeavors dealing with the physical conservation and development of the Township; 4. A means for private organizations and individuals to determine how they may relate their building and development projects and policies to official township planning policies; and 5. A means of relating the plans of Watson Township to the plans of adjacent townships and cities and to development of the region as a whole. The final element of -the plan synthesizes the recommended goals and needs of the Township and the analysis of existing conditions and trends into a general development strategy. The plan concludes with an implementation program. MS\Watsn-MI¾ea\S7834.0I �The Watson Township Master Plan is intended to be long-r~ge and dynamic, based on the longterm goals and objectives looking 20 years forward. With that in mind, there is an important caveat to this planning process: the Master Plan is general in scope. It is not necessarily intended to establish the prec'.ise boundaries of land use areas or the exact locations of individual future land uses. Its greater function is to serve as a decision making framework. Used correctly the more detailed future decisions can be related to the broader community-wide perspective provided in the plan and the decision makers will have confidence that their decisions have a clear and rational basis. MS\Watsn-MI¾ea\87834.01 11 �OtSIOO IU,ltU..1 M0Mlll0IINCl AltfM• llltlMle TOWNSHIP LOCATION MAP I WATSON TOWNSHIP Governmental Services Division ------------------------------.....1 �WATSON TOWNSHIP MASTER PLAN CHAPTER I DESCRIPTION Any plan for the future must be based on knowledge of existing conditions and the influences that have shaped the community. This chapter examines the natural influences that have worked to make the community what it is today. These include its location and natural features such as topography, soils and water resources. REGIONAL SETTING Watson Township is a sparsely populated, agricultural township east of the City of Allegan. US131 serves as the eastern boundary and provides good access to Grand Rapids and Kalamazoo. In addition, M-222 carries east and west traffic through the southern half of the Township. Because of its location with respect to the cities of Grand Rapids, Kalamazoo, and Allegan and the fact that the major arterials provide excellent access to the township, it is felt that the major influence on future growth will be the M-222 and US-131 interchange. This interchange will tend to attract commercial and/or industrial uses in the eastern portion of the Township and will be a factor in the location of new residential developmel)t,.. NATURAL FEATURES Based on a survey of citizen attitudes, residents of Watson Township consider the Township's natural features and rural qualities among its greatest assets. In Watson Township the "rural environment" is comprised of a variety of natural features in a relatively unspoiled setting. These include rolling hills, forests, winding streams, deep ravines and major expanses of farmland. These features combined with relative close proximity to two major metropolitan areas will over time make Watson Township ·increasingly attractive to many individuals and families seeking a rural living environment. Natural features provide both opportunities for, and constraints on development. Understanding the areas natural features and implications that they have in respect to humans activities is therefore fundamental if the community is to institute appropriate policies of land use. The following discussions will highlight the signific~t aspects of Watson Township's natural features as they pertain to future land use planning for the Township. Topography, Drainage and Water Resources The topography of Watson Township ranges from flat to hilly. The flattest terrain occurs in the southwestern portions and the steepest terrain exists in the north and northeastern sections of the Township. MS\W atsn-MPlaea\87834.01 1 �There are a two major watersheds in the Township: The northern one-third of the Township drains to the north and is included in the Miller Creek/Rabbit River watershed. The southwestern two-thirds of the Township drains to the south within the Miner Creek/S~hnoble Brook watershed. Both of these watersheds are within the Kalamazoo River basin. The natural drainage network includes such streams as Miller Creek, Schnoble Brook, Minor Creek and School Section Brook. This system of streams has been greatly modified by man and augmented by an extensive system of surface drains, as well as a few underground drains. The majority of these "county drains" are in the southwest comer of the Township where the topography is relatively flat and the water table is naturally high. The improved drainage network has allowed much of the areas most naturally fertile soils to be put into cultivation. The Allegan County Drain Commission has primary responsibility for maintaining this drainage system. There are no major flood plains in the community and with the exception of minor flooding around several of the local lakes, flooding has not historically been a major problem within the Township. In addition to several lakes being located in the Township, there are numerous smaller, water filled depressions and wetlands. The largest lake is Big Lake. It is located in Section 14 and encompasses 140 acres of area. Other major bodies ,of water include Miller Lake, Schnoble Lake, School Section Lake, Hudson Lake, Wetherell Lake, and Hies Lake. With the exception of Hies Lake and Hudson Lake each has seen some degree of residential development. Only Big Lake has an established public access site. The fluctuation of water levels on some of these lakes has caused septic field failures for some homes located in low shoreline settings. The effects of these failures on surface water quality is not well documented but should be closely monitored. Map 2 illustrates the drainage network of the Township. All residents within Watson Township derive their domestic water supply from groundwater sources. The depth of the wells range from shallow stab wells to wells over 150 feet in depth. According to the Allegan County Health Department, water quality within the Township's aquifers is generally good. There are however, at least two locations within the Township that have recently experienced problems with groundwater contamination. One of the areas is in the extreme southeast corner of the Township and the s~cond area of contamination is in the vicinity of 15th A venue in the northeast comer of the Township. At the present time it is not known whether contamination in these areas is on an isolated basis or whether the problems are more wide spread. Groundwater will continue to be the primary source of domestic water in Watson Township for the foreseeable future. Because of this, measures to protect the groundwater aquifers are important if residents are to continue to have safe supplies. From a general planning standpoint, such measures should involve limiting the densities of development in areas where the aquifers are shallow and unprotected by impermea):>le substrata. MS\Watsn-MP\aea\87834.01 2 �HOPl( I NS . --------- -- -L - -~,· ___ .._,_ •-~---T~ • . . . . . , . . .y ~ --IC ~-. -0 CO-IIClA&. • INOUSTIIIAL •T J'U-..C. -S .&ff_AMA__., -1'.&VUIIOAO _l_ .i : ·-·r·--ic==r==='=~~~~~ L____r:---11--~ WATSON TWP . SURFACE DRAINAGE NETWORK ALLEGAN COUNTY, IIIICHIGAN NATURAL a IMPROVED DRAINAGE COURSES MAJOR DRAINAGE DIVIDE MAP 2 �Because there is a general lack of data regarding the depth of the usable aquifers, the degree to which they are vulnerable to potential contaminates and the .extent to which degradation has already occurred, it is felt that a program to systematically analyze well logs and water samples • is needed. Recent efforts along these lines have been made by several nearby communities within Allegan County as part of the Michigan Groundwater Survey Program. This relatively new program allows participating communities to bette~ assess the implications that varying intensities and types of land use can have on the water supply and may prove to be a useful tool in establishing land use policies such as zoning. Soils The soils in Watson Township range from scattered areas of sand to predominantly heavy loams, clays and mucks. The location of these soils are an important consideration in the Township's physical development and in associated construction practices. The General Soils Map ( Map 3) illustrates the major soil associations within Watson Township. An overview of these soil associations is useful in identifying the general suitability of soils for certain types of land use and provide further insight into the topography and drainage of the Township. It is important to note that in Watson Township, existing land use has been largely determined by the suitability of the soils. In any rural community having as its goal the preservation of its rural qualities, attention to the natural suitability and limitations of ~e ~-? il is pru:amount. Descriptions of the various soil associations as illustrated on Map -3 are as follows: 1. Capac - Rimer - Pipestone. - This soil association covers the southeast one-third of the Township where topography is nearly level to undulating. The area consists of poorly drained loams, loamy sands and sands. The major soils in the association are very poorly suited for building purposes. Wetness and poor filtering capacity make the soils ill-suited for private septic systems as well. This association is, however, well suited for farming purposes. 2. Oshtemo - Chelsea - Ockley. This soil association is situated in the north central area of the Township. It consists of well drained to excessively well drained loamy and sandy soils. The topography is rolling to very hilly with many slopes in excess of 18%. Most of the area is presently wooded. The excessive slopes make this area generally unsuited for farming, building sites and septic systems. 3. Chelsea - Ockley - Oshtemo. This association of soils covers over 40% of the Township's land area. Situated throughout most of the Township's eastern and northeastern sections as well as in the northwest, these soils are predominantly sandy and loamy. In the northwest, the topography ranges from nearly level to gently rolling. In the north and east the topography is rolling. The major soils in this association are moderately suited to well suited for building and septic systems. Poor filtration capacity and excessive slopes are limitations that are found in many areas however. , MS\W atsn-MP\aea\87834.01 4 �HOP MINS . . WATSON TWP . - . .NOia,_ ,-.,~ ____ • IIULTW'AaLY ~ , == • COMM.ltCIA&. • INDUSTIIIA&. • ,uauc:, - - -,aVWD_._,.,,._ - f f A T I - A M l t V7 ALUGAN COUNTY, MICHIGAN ff F GENERALIZED SOILS MAP I. CAPAC- RIMER- PIPESTONE 2. OSHTEMO - CH ELS EA 3. CHELSEA - OCKLEY- OSHTEMO 4. MARLETTE-CAPAC-METEA e ,,..-ri\, ••••• - ,,,.. ................ .-..~ ---. • -·· II• .a Pl> - �4. Marlette - Capac - Metea. This association is situated in the central and extreme southeast portions of the Township. It covers approximately 4 square miles in total land area. In both areas the topography is hilly with several low wetland depressions and small • lakes. The major soils are moderately well drained to poorly drained sands and loams. Most of the land is presently wooded or idle farmland. Those soils presently being farmed are fairly well suited for that purpose. )3ecause of an underlying clay layer most of this association is poorly suited for building development and on-site septic systems. 5. Sebawa - Colwood - Brady. This association is found in the southwest corner of the Township and consists of nearly level, poorly drained sands, loams, and silty material. Much of the higher ground in this area is well suited to crop land. The lower ground is excessively wet and is presently wooded. Because of the wetness and poor permeability, building development and septic systems suitability is very poor. In a rural area such as Watson Township where public sewer facilities are unavailable and the prospect for their future provision on a large scale is unlikely, the ability of soils to accommodate private septic systems is a crucial element in land use planning. Due to poor percolation and wetness, and in the other extreme, the inability of permeable soils to adequately filter effluent before it reaches the water supply, many areas of Watson Township must be considered generally unsuitable for intensive development. As a result, the location and character of new development must in be determined by the ability of soils to accommodate private septic systems. part Another important influence that soils have on development is the suitability of soils for building development. Some areas of the Township contain soils which due to a high water table, flooding, shrink-swell potential, steep slope and other factors place severe limitations on the ability to construct buildings. Often time these limitations are so severe that special designs, special and costly construction methods, and increased maintenance are required. Map 4 illustrates those areas of the township which have characteristics of soil, topography and drainage which are considered poorly suited for both building development and septic systems. The map also shows soils that exhibit light to moderate limitations on building construction but have severe limitations for on-site septic systems. The areas shown in white are considered to be areas generally exhibiting slight to moderate limitations on development. It should be pointed out that soils which have been identified as being generally unsuitable for building and septic use may still be judged useful based upon a more detailed site analysis or with on-site modification. However, significant development in these areas would appear to greatly increase the potential for groundwater degration and public health hazards and in turn, lead to an increase in the eventual need and demand for public utilities. If such problems and their associated high cost are to be avoided, the density and intensity of development in such areas should therefore be held to a minimum. MS\Watsn-MI"'aea\87834.01 6 �HOPl< I NS !-- ·-·-·. IP . ~ ~ • SINGLI l'A- Y M-lfTIA&. • MUl T1°1'AlaLY IIESIDINTl,U. WATSON TWP. Ell~lltOlllll'AM = COIIIIIIICIAL • INDUSTIIIAl • l'UlllC, Sf~IUC - • - STATE QAIII AltU IOUNDAIIY l'AYED IIOAD UWAYID IIOAD ALLEGAN COUNTY, IIICHIGAN r • T = ENVIRONMENTAL LIMITATIONS - ·· ~ SEVERE lrMJ ....MODERATE 1 URCE : ALLEGAN CO . SOIL SURVEY D .. . .SLIGHT l_.AO A �CHAPTER II COMMUNITY PROFILE • At the present time large expanses of Watson Township remain undeveloped or are devoted to agricultural purposes. This being the case, the Township has the opportunity to direct future development in a manner that will be both desirable and economical to serve from a public services standpoint. However, in order to develop a realistic plan for future development, decision makers must have a clear picture of the community as it is now. EXISTING LAND USE INVENTORY AND ANALYSIS Watson Township's total land area consists of 35.4 square miles or 22,650 acres. The existing land use remains heavily agricultural in nature but also includes large areas of wooded and open land with scattered rural residential concentrations. A few small commercial businesses exist along and M-222 and consist of neighborhood convenience stores and local related repair shops. The few industrial uses in the Township include a sawmill on M-222 near 16th Street and a few gravel mining operations. Other land uses include scattered institutional uses such as churches, cemeteries, the Township Hall, and a closed landfill. The only formal recreational uses are a DNR public access site on the north end of Big Lake and commercial campgrounds on 20th Street in Section 21 and on the north end of Schnoble Lake in Section 26. Agricultural Land Use Actively tilled or idled farmland covers over two-thirds of the Township. The heaviest concentrations of farming activity are located in the southwestern one-third of the Township where the topography is generally flat. As can be seen on Map 5, much of the soil in this area is classified as "prime farm land", as defined U.S. Department of Agriculture. At the present time there are over 2908 acres of land within the Township that are enrolled in the · P.A. 116, Farmland and Open Space Preservation Program. Under this program property owners agree to relinquish their non-farm development rights for periods in excess of 10 years in exchange for tax credits. Most of the land presently enrolled in this program is in the area considered" prime farmland". Of the land presently in P.A. 116, almost 1300 acres are enrolled for periods that will keep them devoted to farming or open space use for well into the next century .. Residential Land Use Within Watson Township the largest and most intensive area of residential development is found in Section 24 in the Country Meadows Mobile Home Park. This mobile home park contains approximately 60 mobile home sites and comprises roughly 40 acres. Other concentrations of homes are found on the west side of School Section Lake, on the north end of Big Lake, on the MS\Watsn-Ml¾ea\87834.01 8 �HOPl< I NS ·-·-·. ·----L ·-· ,.., . z I- . __ ,_y _ _ -----"• IIU\.TI-#AaLY M-.nM. a CO-•IICIAL ~---• INOU ■TIIIAL • l'Ul■UC. - -■TATW~AMA- - l ' A f f D 1110AO -- - WATSON TWP • AU.EGAN COUNTY, WCHtGAN IMPORTANT FARMLAND SOILS flill ... PRIME AGRICULTURAL SOILS OURCE : U.S.O.A. ALLEGAN CO. SOIL SURVEY MAP 5 �.......... ,.. .. ... .............. ............ (~:.:=iiiiiiiI :;;;;t /'.'.;;;;;m:·m::"':;=:;=::=:=.•:=.• ;-,,l; 1---_;_;__;;_;):;~"-':;;;=I .... ::a ·=ij iiiiiii ii ~ ~iliii~ :: ti -·-LL--~ - . ....,_ _____ . -~-, ,,.,. ...-- OTSEGO _.,. a co•••-1. • INDUITIIIAL • l'Uauc, s a - , c --ffATW~AMA_. -l'AVIDIIOAO - - · - ll0AO WATSON TWP . All.EGAN COUNTY, IIIIICNtOAN =- T PA 116 ENROLLED FARMLAND �north end of.Miller Lake and on the west side of Schnoble Lake. Collectively, the settlements located on these lake represent approximately 45 acres of land. . . Throughout the remainder of the Township residential development has occurred in a scattered fashion along existing roadways. This has resulted in a rather noticeable lineal pattern of residential growth, especially along M-222 and 20th Street. Being that Watson Township is very rural in character, residential land uses comprise a relatively small percentage of the Township's total land area. It is estimated that the Township's nearly 700 dwelling units occupy roughly 1,450 acres of land or less than 6% of the Township's total area. On average approximately 2.1 acres of land is estimated to be devoted to each residence. A further analysis of land used for residential purposes reveals the following: * Platted subdivisions are found exclusively around the small lakes. There have been no new plats in over 20 years. Toe platted areas total approximately 100 lots and roughly 45 acres of land. Of the platted lots, roughly one half have been built on. Parcel sizes are in the 6,000 to 15,000 square foot range. Single family homes on platted lots consist of approximately 7 percent of the total number .9f homes. Many of these homes are seasonal, cottage type, dweµings. * There are approximately 270 homes situated on parcels of property that are within the range of 1 to 5 acres. In addition there are nearly 50 homes situated on parcels that are of a size of 5 to 10 acres. It is estimated that these homes collectively consume nearly 1100 acres of land. Toe vast majority of land consumed by these residences is wooded or otherwise unimproved. Typically, only a small portion of each parcel is actually devoted to residential purposes. These types of home sites represent 48 percent of the residential development in the Township, with 40 percent occurring on parcels of 1 to 5 acres and 8 percent on parcels of 5 to 10 acres in size. * There are over 260 home sites located on large parcels (ten acres or more) of property. Most of these are farm residences situated -on large holdings of contiguous farm land. Farm residences are estimated to account for roughly 38 percent of the land area devoted to residential use. * Mobile homes within the Township's one mobile home park, comprises approximately 9 percent of the housing mix. A comparison of property maps dating back to 1979 with current property maps reveals that very few splits have occurred resulting in a total fragmentation of a large agricultural parcels of land. Many of the splits that have occurred have been of type that created 1 to 4 parcels of less than 10 MS\Watsn-MP\aea\87834.01 11 �, acres while still preserving a large contiguous area suitable for farming use. An equal number has involved the splitting pre-existing p~els in the 10 to 20 acre range into smaller parcels of 1 to 5 acres. When coqipared to other rural townships nearer to major metropolitan areas, the rate of parcel fragmentation in Watson Township has~ up to this point. been relatively low. It is felt that the principal reasons for this relatively low rate of property splitting is the general lack of demand for home sites within the Township. Other controlling influences include the large minimum lot size requirements by the Township and the amount of land enrolled in the P.A. 116 Program. POPULATION CHARACTERISTICS Population characteristics, present and future, are very important in the development of a comprehensive plan. The reason is obvious since as the population grows it tends to bring with it a directly related quantity of development Consideration must be given to the quantitative increases as well as the qualitative character of the growth in order to properly assess the future land use needs. This section analyses the his_toric population ·trends and selective characteristics of Watson Township residents. Table 1 illustrates past population growth of Watson Township relative to nearby communities. TABLEl Population Change Watson Twp Hopkins Twp MartinTwp Otsego Twp * Allegan Twp * Allegan Co. % Change 1960-1970 % Change 1970-1980 1960 1970 1065 1766 1963 2564 2404 1332 2084 2125 3721 2970 1658 2109 2331 4479 3464 24.9 18.0 8.2 45.1 23.5 24.5 1.14 9.7 20.4 14.2 57,729 66,575 81,555 15.3 22.5 1980 Source: U.S. Census Data * Affected by annexations, 1960-1970 The table shows that during the period 1960 to 1970 Watson township grew faster than Allegan County as a whole. During that period, a total of 267 persons were added. During the period 1970 to 1980 growth continued at a healthy rate again exceeding the County's overall growth rate. Since 1970 the rate of population growth in Watson Township has also been more rapid than in the surrounding townships of Hopkins, Martin and Allegan. Estimates prepared by the Michigan Department of Management and Budget indicate an estimated 1986 population of MS\W atsn-Ml¾ea'-87834.01 12 �1690 people. Based on the number of new homes erected between 1980 and 1989, it is estimated that the current population is at approximately 1,790 persons. Based on this estimate it is concluded that an average of 15 pe~ons per year were added to the population of Watson Township during the 1980's. Table 2 illustrates the 1980 general age composition of township residents. These are compared to the same categories for all of Allegan County. The table reveals that in general, the population in Watson Township is sightly younger than that of Allegan County as a whole. This indicates a relatively high number of young families with school age children. This occurrence would also indicate a significant rate of in-migration of persons in the family forming years. TABLE 2 Age of Residents 1980 % Under 18 Years Watson Twp. Allegan County % Between 18 & 64 Years -59.2 57.7 ":' 32.8 32.0 % 65 Years & Over 8.1 10.3 Median Age 27.7 28.5 Source: U.S. Census Data One important consideration with respect to the population of the Township is the occurrence of a relatively large number of seasonal residents. In 1980 over 50 homes or 8.5 percent of the total number of dwelling units within the Township were considered seasonal in nature. The majority of these seasonal homes are located around the several inland lakes within the Township and during the summer months the occurrence of these dwellings gives rise to a total summer population that is likely to exceed 2,000 persons. ECONOMIC CHARACTERISTICS Apart from farm employment, there are very few employment opportumttes within the Township. This is a result of their being no manufacturing enterprises and only a small number of family operated commercial establishments. The vast majority of the Township residents must therefore rely on employment centers located outside of the community. These centers include the relatively near-by cities of Allegan, Otsego and Plainwell in addition to more distant employment opportunities in Kalamazoo, Grand Rapids and Holland. In spite of the relative distances that employed persons must travel to their jobs the per-capita income levels of residents in the Township has increased fairly significantly in the last few years. In 1980 the U.S. Department of Census reported per-capita income levels of $6,050. In 1987 the U.S. Census Department estimated that the per-capita income had increased to a level of $8,889 M5\W at.sn-MPlaea\87834.0 l 13 �, per person. This is an increase of 47% as compared to 38.6% increase for residents of Allegan County as a whole. POPULATION PROJECTIONS A determination of a reasonable future population growth is important in a planning program since projections provide a general basis for determining land needs for future development and future community facility and improvement needs. It is presently estimated that there are 1,776 persons living in Watson Township. This figure is based upon multiplying the estimated number of persons per household (3.00) by the number of occupied full-time housing units estimated to be in the Township in 1989 (592). Based on this estimate and other trends, Table 3 illustrates the projected population forecast for the Township. TABLE 3 · Watson Township Population Projections 1990 1980 Watson Allegan Co. 1,658 81,555 1,791 :,,,.,. 88,711 * Projections * 2000 2010 2,116 101,250 2,415 112,362 based on historical trends of the Township's population as compared to the total population of Allegan County. Allegan County projections were prepared by Michigan Department of Management and Budget, 1987. MS\Watsn-MJ"aea\87834.01 14 �CHAPTER ill COMMUNITY FACILITIES This section describes the facilities which Watson Township offers to its residents. TOWNSHIP OFFICES The Township Offices are located on 118th Avenue in Section 16, approximately 1/2 miles east of 20th Street These facilities were recently remodeled and include a meeting room and limited office space. PUBLIC SAFETY Police service is provided throughout the Township by the Allegan County Sheriffs Department. Fire protection is provided through agreements between the Township and several adjoining communities. These communities include ~op.kins, Martin and Otsego. Map 7 illustrates the fire service zones within the Township. CEMETERIES The Township operates and maintains two cemeteries> One is located on 20th Street, south of 118th Avenue and the second is located at 117th Avenue and 14th Street. LIBRARIES At the present time there are no libraries facilities in the Township. Residents must rely on facilities located in near by communities such as Hopkins, Martin, Allegan and Otsego. ROADS All public roads in the Township are- maintained by the Allegan County Road Commission. However, Watson Township does allocate a portion of its general fund budget to help pay for road improvements such as dust control and paving. Most of the local county roads within the Township are gravel and are in need of on-going maintenance. As growth continues, several roads will be in need of major improvements such as paving. Based on the survey of residents, residents responding favored the paving of additional roads by a 2 to 1 margin. PARKS The Township does not possess any dedicated park land. The only formal recreational areas within the Township include a public access site located on the north end of Big Lake and two commercial campground facilities. Based on the resident attitude survey many residents favor the creation of additional recreational facilities. UTILITIES At the present time there are no public and water utilities available within the Township. All residents must rely on private wells and septic systems. MS\Waun-MP\aea\87834.01 15 �........................ ........; :::::::::::::: :;;;;;;;~j·~~~~;; ~tm - - ----< II , I !I ' I I ~' I\> . .,.., -· z I - ••...__· a:: ! I MAR IN ,..... -~.... ... ...,.,...,,,~ ,, ,..__,,.,.,_ .,.._.,__,..,. e -- -- CO-Jk:IAl. • INDUSTIIIA1. • l'IIIIUC, ~ STAff GAaa ~ ,a,-•lff -,anv IIOAO =-•vu- FIRE SERVICE PROVIDERS LJ ... :HOPKINS □ .... FIRE DEPT. MARTIN TOWNSHIP FIRE DEPT. 0 ....OTSEGO FIRF nf:'PT f- WATSON TWP . AUEGAM COUNTY, IIICHIQAN < ::I �CHAPTERIV PLANNING ANALYSIS This chapter analyzes population projections, the existing land use mix, growth trends and community characteristics in order to determine the future land use needs for Watson Township. Based on Watson Township's growth over the last few decades, the availability of undeveloped land and the current desire for rural living opportunities, it is reasonable to expect that Watson Township will continue to grow. While the growth is not exp~cted to increase dramatically, steady growth should be expected. The population of Watson Township is expected to increase by approximately 650 people by the year 2010. Assuming an average of 3 persons per household this will result in 216 new dwelling units within the Township. Based on the current mix of housing types it is assumed that the average amount of land actually devoted to residential use for each future dwelling unit will be approximately 2 acres. This assumption is based on several considerations: 1. The current minimum lot size in the agricultural zone is 1 acre. 2. The majority of land divisions for new homes in recent years have been for parcels over 1 acre and the average lot size throughout the Town.ship is presyntly 2.1 acres. 3. Many of the soils in the Township are unsuitable for septic systems, thus requiring parcels that are a minimum of 15,000 sq. ft This is the minimum lot size requirement for residential zoning districts within the Township. Based on these assumptions the minimum amount of land needed to accommodate the projected number of new homes for the Township is determined as follows: 216 new homes x 2 acres/home= 432 acres A second method recognizes the fact that as in the past, a large percentage of persons building within the Township will do so on parcels that are within the 2 to 10 acre range. The following estimates have been prepared based on the present mix of residential parcel sizes. It is assumed that relatively few new homes will be built on parcels of greater than 10 acres (farmsteads). 216 x 26% x 1 acre= 56 acres (Range: <1 Acre) 216 x 64% x 2.5 acres= 345 acres (Range: 1 to 4.99 Acres) 216 x 12% x 7.5 acres= 194 acres (Range: 5 to 9.99 Acres) 216 x 14% x 1 acre= 30 acres (Mobile Home Park) Total = 625 acres Note: % represent the current mix in the type of residential/residential development MS\Waun-MP'-aea\87834.01 17 �Based on the two alternative estimates presented, between 432 and 625 acres of land can be expected to be converted to residential use in the accommcxiation of the projected residential growth expected occui by the year 2010. Based on the amowit of vacant land in the Township, it appears that there is sufficient land available to handle this projected growth in ·areas that are reasonably free from severe environmental limitations such as poor soils and high water tables. COMMERCIAL Currently there are only a few commercial uses scattered within the Township. These commercial uses do not satisfy the convenience or comparison shopping of Township residents. As a result Allegan, Otsego, Plainwell, and to a lesser extent Grand Rapids and Kalamazoo provide shopping opportunities and retail services needed by Township residents. Because intensive commercial uses generally need sanitary sewer and public water service it is felt that these communities will continue to provide most of the commercial services necessary to serve the community in the future years. _However, it is also recognized that there is a need for convenience shopping opportunities in the areas of the Township where the population concentrations will warrant_such uses. The need for some commercial uses in the Township is supported by the results of the Citizen Attitude Survey where the majority of the respondents felt that many basic types of retail and service types of ·commercial uses are suitable for the To~nship. Given the fact that the intersection of US-131 and M-222 also sef\'."eS a larger regional population it can be expected that a market potential for commercial tand uses will continue to increase in this area. INDUSTRIAL Based on heavy industry's need for sanitary sewer and the lack of industrial growth in the Township over the years, the amount of land allocated for future industrial growth should be limited. It felt that the amount of land presently· zoned for industrial use plus an additional 20 to 30 acres to improve the variety of choice should be sufficient to meet future needs. PARKS AND RECREATION The following standards for parks provides some guidance for determining future recreatio•nal needs for Watson Township residents. Type Acres Needed Per 1000 Population .5 MS\W atsn-MP\aea\87834.0 l Mini-park (specialized facilities that serve a limited population or groups such as the elderly or small children). 18 �2.00 Neighborhood playground (Tot-lot. swings, field and court game area, picnicking, ball fields, wading pools, toilet fa01-ities, etc.) 5-8 Community park-playfield _(athletic field, are~ of court games, swimming pools, etc.) Total 10.5 Acres 1000 people Source: Recreation Park and Open Space Standards and Guidelines - 1983, National Recreation and Park Association. Based on a 1989 population estimate of 1,776 people, about 18 acres of recreational land is currently needed to satisfy the above recreation standards. As was noted previously, the Township does not have any park land per se although there is land that is presently owned by the Township adjacent to the closed Township dump. This property is roughly 20 acres in size. With a 2010 projected population, of 2415, approximately 25 acres of park land will be needed to meet these standards. It should be noted that these standards are based on a national average and Watson Township should use such standards only·· as guidelines'. As part of the survey conducted in conjunction with the Master Planning process the survey found that the majority of respondents want more recreational facilities provided by the Township. The types of facilities that were indicated most frequently by respondents include picnic areas, playgrounds, hiking trails, cross-country ski trails, bike paths, and fitness trails. In light of this analysis, Township officials should seriously consider the need and desirability of providing some type of additional recreational facilities for Township residents at some point within the planning period. MS\Watsn-.MP'-aea\87834.01 19 �CHAPTER V GOALS AND POLICIES Planning goals are statements that express the community's long-range desires and serve to provide direction for related planning activities. Based on previous analysis of the community each goal's accompanying policies reflect the general strategy that the community will pursue to attain its goals. Following are set of goals and policy statements that have been developed in response to various land use issues that exist in Watson Township. GOAL # 1: The Environment To insure that new development takes place in an environmentally consistent and sound manner and that the potential for flood hazard, soil erosion, disturbances to the natural drainage network and surface and groundwater contamination are minimized, thereby protecting natural resources and preserving scenic and environmental quality, as well as minimizing the public burden. Policies .• Through zoning and site plan review, encourage approaches to land development that take natural features such soils, topography, steep slopes, hydrology, and nat_ural vegetation into account in the process of site design. GOAL #2: Agriculture To preserve the agricultural economic base of the township. Policies • Support the Farmland and Open Space Preservation Act, P.A. 116 of 1974 by encouraging use of preservation agreements by area farmers and approving such agreements that are consistent with the land use plan. , • Through zoning, discourage extensive non-farm development from occurring in .those areas that contain high quality farmland. MS\Watsn-MP\aea\87834.0 I 20 �GOAL#3: Density . Encourage a general• low density pattern of residential development consistent with the rural/agricultural character found in most areas of the township and encourage higher densities to occur in areas most appropriate for such development. Policies • Establish density standards that are consistent with the natural capacity of soils to handle on-site septic systems and which promote the preservation of the township's rural and agrarian qualities. • Encourage the concentration of development in locations where future public utilities and services can be most economically and efficiently provided, when they are needed. GOAL#4: Commercial Development Provide for the basic service and shopping needs of the township's residents by directing commercial development to take place in suitable areas nut in a manner which limits commercial strip development, minimizes conflicts with surrounding land uses and prevents unnecessary conflicts with the movement of traffic along major highways. Policies • Adopt subdivision regulations in support of land use goals. • Limit commercial development to a few concentrated areas, rather than allow strip development. • Avoid high densities of commercial development that would lead to the need for public utilities and services that cannot be economically and efficiently provided in the foreseeable future. • Encourage the shared use of commercial driveways and limit the number and spacing of driveways. • Promote high quality commercial development through local site plan review and site design standards. MS\Watsn-MP\aea\87834.01 21 �GOAL#S: Industrial Development Provide for limited light industrial development in areas that are easily accessible by major transportation facilities. Policies • Establish and reserve a site for future industrial purposes. • Promote the development of an industrial park rather than piece-meal single lot development. • Promote high quality industrial development through local site plan review and site design standards. GOAL#6: Economic Development To increase the nonresidential tax base of the township and the availability of jobs within the community, thereby increasing the ability of the township· to provide services, bettering the economic well being of residents and improving the overall quality of life in the area. Policies • Accommodate limited, high quality commercial development. • Accommodate limited, high quality industrial development. GOAL#7: Land Use Conflicts Discourage and avoid conflicts between incompatible land uses. Policies • Prevent the wide scale scattering of intensive and higher density non-farm land uses in the rural country-side. • In areas of higher density, provide for the separation between conflicting land uses by designating suitable transitional districts or requiring greenbelt or buffer areas. MS\Watsn-Ml"aea\87834.01 22 �GOAL#8: Roads To maximize the efficiency, safety, and ease of maintenance of the road system. Make provisions for road improvements that will promote growth in a way that is consistent with adopted goals and policies relating to land use. Policies • Limit the number of driveways along major highway arterials by encouraging the shared use of driveways by commercial establishments through site plan review. • Encourage clustered development. • Adopt subdivision regulations in support of land use goals. • Encourage the development of pu}?lic and private local streets; standards for private streets. Adopt minimum • Establish priorities for incremental road improvements based on the Land Use Plan, and areas of highest need. ¥- GOAL#9: - - Housing To provide a wide range of housing opportunities within the township . • Policies • Provide for the construction of single family homes, placement of contemporary quality mobile homes and construction of multiple housing at acceptable densities. • Minimize delays due to review and processing of development regulations. GOAL #10: Quality of Life Prevent the establishment of uses which, by their existence, tend to lower property values and the quality of life within the community. Policies • Adopt regulations necessary to prevent establishment of substandard housing units. MS\Watsn-Ml"aea~834.0l 23 �• Adopt regulations necessary to prevent outdoor storage of household equipment, household goods, and other materials, where objectionable. • Adopt regulations requiring the adequate siting and screening of those land uses which tend to have a blighting influence on the community. • Provide necessary resources and expertise to enforce the provisions of the zoning ordinance. • Encourage separation between conflicting adjacent land uses. GOAL #11: Recreation Provide for diverse recreational opportunities for all resident population groups. Policies • Develop a recreation plan which identifies the recreational needs of the community and sets forth a strategy for the acquisition and devefopment of recreational facilities. • Work closely with Allegan County, adjacent townships and the school districts in the provision of recreational facilities that can be used by area wide residents. MS\Watsn-MP\aea\87834.01 24 �CHAPTER VI LAND USE RECOMMENDATIONS This chapter contains descriptions and recommendations for future land use in Watson Township. These recommendations will provide overall framework for the management and regulation for future development and will also serve as the basis for evaluating zoning requests. The future land use program is general in scope. It is not intended to establish precise boundaries of land in use or exact locations of future uses. It is also important to note that there is no schedule to implement recommendations contained here. The timing of a particular land use is dependent upon a number of factors such as availability of public·utilities, provisions for adequate roadways, affect on public services and the demand for a particular land use versus the available land zoned for this use. These factors plus other factors must be considered when reviewing a request for rezoning for a particular parcel of land. A general description the various land use recommendations is described in this section. These recommendations are best illustrated on the future land use map found inside this document. As background information to the planning process, the fo_llowing narrative provides an explanation of the relationship of land use planning to zoning. ·· · The Relationship of Planning to Zoning The relationship between land use planning and zoning is an important one. Planning is basically the act of planning the uses of land within a community for the future while zoning is the act of regulating the use of these lands by ordinance. The laws of the State of Michigan require that a community engage in land use planning activities, including the preparation of a comprehensive plan, prior to the ini_tiation of zoning ordinance within the community. Because communities are dynamic in nature and the pace of growth is not always foreseeable the periodic updating of a community's comprehensive plan is a necessity in order to make the plan and its zoning ordinance realistic and in tune with ever-changing demands of modern day society. In order to provide a better understanding of the terms of planning and zoning, the following definitions are provided: Land Use Planning The process of guiding the future growth and development of a community. Generally a document is prepared known as the Comprehensive Plan which addresses the various factors relating to the growth of a community. Through the process of land use planning, it is intended that a community can preserve, promote, protect and improve the public health, safety and general welfare. Additional considerations include: Comfort, good order, appearance, convenience, law enforcement and fire protection, the prevention and overcrowding of the land and the avoidance of -undue concentration of population, facilitation of adequate and efficient MS\W at.,n-Ml¾ca\87834.01 25 �proVIs1on of transportation, water, sewage requirements and services, and the conservation, development, utilization and protection of natural resources within the community. Zoning The process of partitioning a community into districts each of which permits certain uses of land for the purpose of conserving and promoting the health, safety, convenience and general welfare of the people within the community. A zoning ordinance is often adopted which contains regulations controlling land uses, densities, building heights and bulk, lot sizes, yard and open spaces, setbacks and accessory uses. A zoning ordinance consists of two distinct parts, being a written text and a district map. The text sets forth the purposes, uses and district regulations for each district and the standards for special land uses and the administration of the ordinance. The map denotes a specific zoning district for every parcel of land within the community. Zoning is one of the instruments, along with capital improvements programming and the administration of local subdivision regulations which implements the goals and policies of the comprehensive plan. The enactment and administration of the zoning ordinances are legislative and administrative processes conducted by local units of government relating to the implementation of the goals and policies of the comprehensive plan. Land Use Categories Agricultural and Rural Conservation Plan As a means of ensuring the continued agricultural and rural qualities of Watson Township, this plan in essence proposes two "agricultural districts". The first district "Agricultural Conservation District" is intended to be an area in which farming activity is promoted as the primary land use and nonfarm development is discouraged. The second "Agricultural District" or Rural Conservation District is intended to be similar but nonfarm residences would not be discouraged to the same degree as in the Agricultural Conservation area. By making the two designations, it is envisioned that the Township can improve its ability to protect and conserve the areas within the Township best suited for agricultural purposes while at the same time accommodate rural residential deyelopment in areas where farming is more marginal. , The two major components to the Agricultural and Rural Conservation Plan are described as follows: Agricultural Conservation As a means of promoting and protecting the majority of the Township's important farmland, the Land Use Plan proposes the designation of Agricultural Conservation or A-1 District. This district would encompass over 30% of the Township's land area. Within the planning area, non- MS\W atsn-MF'laea\87834.01 26 �fann development would be discouraged and rural land uses such as open space and farming would be promoted. • The Agricultural Conservation District contains the majority of soils· that have been classified as "prime agricultural" soils by the U.S.D.A and also contains the majority of land that is presently enrolled in the P.A. 116, "Farmland Open Space Preservation Program". The vast majority of soils in this district also pose severe limitations on development due to their inability to accommodate on site septic systems and/or other building limitations. The existence of "prime agricultural soils", the concentration of P.A. 116 enrolled land, severe environmental limitations, the existing farming activity and the large amount of unfragmented parcels suitable for farming activity are the principal parameters used in defining the general boundaries of the district. The primary objectives of this planning district are: 1. To promote farming activities as the primary land use in the areas of the Township best suited for such use; 2. To preserve woodlands and wetlands associated with farms which because of their natural characteristics, are valuable as water retention and ground water recharge areas and as habitat for plant and animal life and which have an important and aesthetic scenic value which contributes to the unique character C?f.the agri_cultural preservation district. 3. To prevent the conversion of agricultural land to scattered non-farm development, which · when unchecked, unnecessarily increases the cost of public services to all citizens and results in the premature disinvestment in agricultural. The recommended mechanisms and guidelines for use in achieving the objectives of the agricultural preservation area include efforts to encourage the enrollment of land in the Fann Land and Open Space Preservation program, and the adoption of zoning regulations that minimize the negative impacts that non-farm development have in agricultural areas. To be effective, such regulations should allow for the ability of landowners to sell off limited portions of their land for development purposes. Among the options considered for use in Watson Township in the regulation of non-fann development in the Agricultural Conservation District are: 1. Existing provisions of the A-G Agricultural District which establishes a minimum lot area of 20 acres for all uses, but which allows residential development to occur on parcels of less than 20 acres by conditional use permits. 2 Large Lot Z.Oning which would establish a larger minimum acreage requirement of 5 to 10 acres for non-farm rural residences to be allowed by right. 3. Sliding scale Z.Oning under which the number of buildable lots allowed is established by a scale which considers the total size of the parcel owned at the time of ordinance adoption. MS\W atsn -MJ'\aea\87834.0 I 27 �4. Institution of a one-acre minimum parcel size for non-farm residential uses with a maximum of two acres, and lot width to depth regulations which control the extent to which non-farm , parcels can negatively impact upon farm tracts. Because of the complexity and ineffectiveness of current agricultural zoning provisions, the complexity of administering a sliding scale approach, and the counter-productive nature of large lot zoning, it is recommended that the technique which establishes a minimum non-farm residential dwelling lot size of one acre and a maximum of two acres be utilized in conjunction with the Agricultural Conservation District outlined on the Land Use Plan. Other recommended regulatory measures for consideration within the district include the detailing of permitted uses and special uses that are best suited to accomplish the objectives of the District. The following list is comprised of uses that are considered to be appropriate within the Planning District: Suggested Permitted Uses: Commercial Agriculture Wildlife refuges Dairy farms Farm dwellings Non-farm dwellings Forest preserves Farm buildings . •'.··· Greenhouses, nurseries, and vineyards Apiaries, hatcheries Poultry operations Home occupations Transmission and distribution lines, and pipelines of public utilities Uses customarily accessory to farm operations Uses customarily accessory to non-farm dwellings Suggested Special Uses Agricultural service establishments such as feed and fertilizer sales, farm equipment sales, and services Agricultural labor housing Confined feed lots Roadside stands Essential serv~ce structures such as telephone exchange and/or repeater buildings and towers, electrical substations, gas regulator stations and buildings . . It is recommended that the zoning ordinance and the zoning map be amended early on in the planning period in order to begin the implementation of the objectives of the agricultural preservation district. Rural Conservation The Rural Conservation or A-2 Planning District is intended to complement to the Agricultural Conservation Area. It is identified as a means of preserving the integrity of the Agricultural MS\Watsn-MPlaea\87834.01 28 �Conservation area where fanning activity is viewed as the primary and permanent use to- be encouraged during the planning period. This planning district: while encompassing many active farms, is therefore designed to serve as a buffer area between the more intensively developed residential districts and the Agricultural Conservation District. The lot sizes and uses designated for inclusion within this district should be permissive to accommodate the demand for rural residences while also recognizing that a fanning activity will remain a major use in the area. By designating this area, it is expected that the majority of persons desiring to reside in a rural setting on one to ten acres of land will be accommodated without negatively impacting the Township's most desirable and productive farmland. The characteristics utilized in establishing the general boundaries and extent of the rural conservation district includes soils that are generally unsuitable to support intensive development due to severe septic system limitations, large areas of farm land and open space and a mixture of parcel sizes and soils that make the majority of the area suitable for fanning but not to the same extent as the majority of the areas included ~ the agricultural conservation district. The primary objectives of this land use classification are: 1. To provide a buffer between the more exclusive _agricultural conservation district and the more intensively developed low density residentlai area. 2. To preserve woodlands and wetlands which are useful as water retention and ground water discharge areas and which have important aesthetic and scenic value. 3. To encourage the continued use of valuable farm land while accommodating rural estate types of residential development at a density that will maintain the overall rural environment by not overcapacitating the soil and to accommodate a wide variety of nonfarm uses that require large land areas. 4. To provide a "land bank for areas of land that could be allowed to develop more intensively when the Township determines that more intensive structural development is appropriate and when the necessary public facilities and infrastructure is in place to support it. Recommended measures for achieving the objectives of the rural conservation land use category include: 1. Amend the zoning map at an early point in the planning period to encompass those areas identified as Rural Conservation on the Land Use Plan. 2. Amend the zoning ordinance to create the Rural Conservation District with a minimum lot size of one acre and permitted uses similar to those allowed in the current R-1 Rural Estate District of the Watson Township Zoning Ordinance. Such uses should include: Suggested Permitted Uses: MS\Watsn-MP'saea\87834.01 All permitted uses in the AG Preservation District 29 �Suggested Special Uses: Parks and other outdoor recreation facilities Campgrounds Golf courses Mineral extraction Sawmills Radio towers Improved Services Planning Area Within the 20-year planning period and beyond, it can be expected that a demand for land that can be developed for a higher density of residential use than those permitted in the Agricultural Planning Districts would accommodate, as well as for commercial and industrial purposes will be felt. Because this demand should be anticipated, a major objective of the Master Plan is to delineate those areas considered best suited or able to support the higher uses. In consideration of the anticipated practical limits of future roadway improvements, existing soil and development patterns and a general need to promote efficiency in the delivery of a wide range of services such as fire and police protection, utilities and other improved services, the Master Plan delineates a long-range "Improved Services Boundary". It is within this boundary that the majority development is intended to be accommodated. This boundary is intended to represent the approximate long-range extent of non-nl!,_~ type of development, and the area in which the Township should concentrate its public improvements. In so doing, the goal of preserving the agricultural and rural qualities of the majority of the Township can be better achieved and land uses which are less compatible with rural characteristics accommodated in a more efficient manner. The major elements of the Improved Service Area are outlined as follows: Low Density Residential The Low Density Residential Planning area is applied to several areas of the Township that have · .soils generally amenable to single family residential development at densities of less than one unit per acre without the provisions of public utilities. Much of this area has experienced some development pressure, as witnessed by a large number of parcels of less than 10 acres that already exist within the area. The primary intent of this area is to ultimately accommodate development that is more exclusively residential in nature while still preserving the area's rural and unique environmental qualities. It is also intended to ultimately serve as' a transitional area between rural densities of development and higher concentrations of development. The unique characteristics of this planning district is that from a zoning map standpoint, it is not recommended as a district to be currently mapped. It is intended as a floating zone which would only be mapped when it is demonstrated that there is the necessary infrastructure such as paved roads, police and fire protection, and utilities to support the higher concentrations. It is therefore recommended that the areas included within the Long-Range Improved Service Area be zoned Rural Conservation (A-2) until the Township determines that it is appropriate to accommodate the higher intensity of development that would be allowed under the Low Density Residential Designation. MS\Watsn•Ml¼ea\87834.01 30 �In considering zoning requests for Low Density Residential, the township should avoid situations that would result in scat_tered or leapfrog development. The following mechanisms are intended for use in achieving the objectives of a low density residential district. 1. Amend the current R-2 Single Family Residential District regulations to restrict the minimum lot size within the district to approximately one acre for unplatted parcels, 30,000 square feet for platted parcels without public utilities, and 15,000 square feet for platted parcels if public water and/or sewage utilities are made available. 2. Eliminate the current R-2 zoning district as a mapped district. It is envisioned that changes to the existing agricultural zoning provisions as outlined in the Rural Conservation (A-2) Planning District discussion will accommodate the vast majority of uses and lot sizes presently found under the current R-2 zoning and will not restrict the current uses. It is therefore recommended that existing R-2 areas be converted to the proposed A-2 classification. 3. Future zoning to the Low Density Residential Classification is recommended to only occur incrementally, based upon the demand for development of the type that would be allowed in the Low Density Residential district and it is demonstrated that the appropriate infrastructure is available to support the higher intensity of development. M edilfm Density Residential This land use classification is designed to accommodate single family homes and duplexes of densities of up to 4 units per acre. It is also intended to accommodate mobile home parks and multiple family dwelling unit developments as a special approval uses on parcels of property that are a minimum of 20 acres in size and which are adjacent to paved highways. Such developments, at densities of up to . 6 units per acre, should be served by either public or community sewer systems. The types of dwelling units envisioned in this category can serve as transitional uses between non-residential uses and low density residential uses. Because public sewer is necessary for mobile home parks or multi-family development in order to assure long range public health, such developments should not be approved until proper sewer service and roadways can be provided. The following guidelines are intended for use in achieving the objectives of the medium density residential land use classification: 1. Amend the R-3 Medium Density Residential Zoning District's prov1s1ons to accommodate mobile home parks and multi-:-family residential developments of up to 6 units per acre as conditional uses under specific size, locational and public health standards. MS\Watsn-MP\aea\87834.01 31 �2. Incrementally amend the zoning map to reflect the proposed extent of the medium density land use category based on periodic re-examination of the needs for such development (e.g., every five years) or as part of the review process relating to a specific • development request. Lake Residential District The Lake Residential District is intended to address a variety of existing and potential land use considerations arising adjacent to several of the Township's more significant in-land lakes. The objective of the district is to call attention to the existing developments that have occurred around several of these lakes. Within these areas it is recommended that the Township conduct more in depth studies of existing parcel sizes and building standards in order to determine the prevalence of nonconformities under the existing zoning ordinance. It is recommended that where the majority of properties are non-conforming, that the zoning ordinance be amended to directly address the problems (e.g. creation of a new zoning district). Commercial Land Use Typically, commercial establishments seek out major streets with high traffic volumes to maximize their visibility and to encourage drive in trade. However, when a major street begins to develop commercially, traffic congestion too oft~n occurs and conflicts result between through traffic and vehicles entering and exiting driveways. This plan recognized that the demands for commercial development in Watson Township are likely to increase within the planning period as more and more residents move into the area. These demands are most likely to be greatest along M-222, near the US-131 interchange area where traffic volumes are greatest and where commercial establishments can take advantage of passing motorists. Such characteristics are natural attractions for commercial development In addition to the M-222/US-131 interchange area, several intersections long M-222 are seen as potentially viable locations for Convenience Commercial establishments that would cater to the needs of local residents. The intersections of M-222 with 24th Street, 20th Street, and 16th Street have therefore been identified on the Master Plan map as Convenience Commercial Planning Areas. It is intended that these areas be limited in size and that secondary access to the north-south roads be encouraged. It will be important to direct commercial development in a manner which avoids the generally undesirable effects that commercial strip development could bring. Therefore, virtually all retail and service types of commercial development should be directed toward these four areas. The objectives of the Commercial Land Use Plan are to: 1. Accommodate commercial facilities that provide sufficient amounts of goods and services to meet the daily needs of a growing township population while not duplicating services provided by establishments already located nearby. MS\Watsn-MP\aea\87834.01 32 �2. To promote the physical clustering of commercial establishments rather than strip development, thereby providing for joint use of parking facilities, more convenient shopping, and.minimized extension of utilities as they are needed. 3. To provide for efficient accessibility to retail uses thereby minimizing traffic conflicts. Unless careful site planning and access controls are instituted, conflicts between uses can occur. Opportunities for integrated uses can be lost, and the capacity of street can be greatly reduced. It is therefore recommended that the rezoning of land designated by the Land Use Plan for commercial purposes be done incrementally to help assure that development is not done prematurely or haphazardly, with disregard for the lack of utilities and the uses that are in existence or could develop on adjoining sites. Implementation of the commercial land use plan should therefore involve the following recommendations: 1. The development of flexible planned unit development zoning provisions that \YOuld allow the review and approval of proposals incorporating integrated mixed uses, joint accesses and alternative access characteristics. 2. The institution of zoning standards and site plan review processes which promote desirable objectives and a careful scrutinization of site plan features as: a. Water, Sewer and Drainage: Until public·or collective systems for these utilities are pro:vided it is recommended that major development not be permitted unless careful consideration is given to the individual methods to handle expected water usage, wastewater generation, and runoff. b. Driveway location and spacing: Driveways should be located as far from street intersections as possible to avoid left turn conflicts and businesses should be encouraged to share driveways whenever possible. Driveways should be minimum of 150 feet apart to reduce conflicts and provide gaps in traffic for safer ingress and egress. It is recommended that commercial parcels have a minimum of 200 feet of street frontage to promote adequate driveway spacing. c. Landscaping: Commercial development should provide landscaping along the street edge to enhance the aesthetics and to screen parking areas. Specific landscaping requirements should be incorporated into the zoning ordinance to ensure adequate ~d uniform landscape treatment among all business. d. Alternate Access: A secondary means of ingress and/or egress should be provided if possible. Such alternate access could take the form of access to an intersecting street for corner parcels, access across adjacent parking lots, access to another street to the rear of the property, a frontage road or service drive paralleling a major street, or a similar alternative. e. Signs: The number, size and location of signs should be controlled and kept to a reasonable minimum to avoid motorists confusion and to ensure individual business identity. MS\Watsn-MP\aea\87834.0 I 33 �Industrial Land Use Plan The Industrial Land Use classification as depicted on the Land Use Plan is intended to provide and reserve adequate' land for future industrial development In so doing, it is recognized that industrial development will be important to the economy and tax base of the community. The areas designated are located to provide easy access and to minimize potential conflicts with residential uses. Intensive industrial development within the area shown would require the provision of public sewer and water. Therefore, only light industries that require very little demands for such uses should be considered. The objectives of the Industrial Land Use Plan are as follows: 1. To encourage industries to locate in an industrial park setting. 2. To promote diversification of the local tax base. 3. To provide nearby entrepreneurial and employment opportunities for Township residents. The following guideline~ are intended for use in implementing the industrial land use plan: ... ;,..~ 1. Incrementally expand the availability of industrial zoned properties within the planning period based on the needs over the entire planning period, keeping in mind that development without public utilities should be carefully monitored. 2. Improve plan site review standards relative to industrial uses to ensure building and site design quality and that those industries being proposed without public sewer and water facilities will not jeopardize environmental quality. 3. Encourage the creation of an industrial subdivision rather than piecemeal development to help assure development and collective use of necessary roads, drainage and other improvements. 4. Incoiporate provisions in the zoning ordinance that would discourage extensive outdoor storage and activity areas that would detract from the character of the Township. 5. Encourage the landscaping of industrial sites-through site plan review. 6. Discourage the development of heavy industries which because of their scale or type of operation could have severe environmental implications or overburden public services. 7. Incoiporate access control mechanisms similar to those recommended for the commercial areas into zoning provisions relative to the industrial zone. MS\Watsn-MP\aea\87834.01 34 �, HOPKINS >,,, ...... i :, i L --i . t OTN l OTSEGO - • • INOU9Tfl1AL f'U ■ LJC . SElll-~IUC STAT! GAME .lllU IIOUNO.lllY -,avED "OAO UN,-&VID 110.lD = ~ ~!~ Lr J WATSON TOWNSHIP MASTER PLAN RURAL CONSERVATION RURAL CONSERVATION TO LOW DEN. RES. ~ CONVENIENCE ■ GENERAL ALLEGAN COUNTY, MICHIGAN , " A " - AGRICULTURAL CONSERVATION □ "A "-2" WATSON TWP. . - -· • SIN<IU PAMILY RESIDUITIAL • MULTt-,,AlltLY flESJD.NTIAL MOBILI HO... l'AM a COIIIIMUIC IAL COMMERCIAL COMMERCIAL II MEDIUM DENS. RES. ■ LAKE RESIDENTIAL ~ INDUSTRIAL LONG RANGE IMPROVED ---SERVICE BOUNDARY �Natural Features Preservation Based on the Citizen Land use Questionnaire and discussions with the Planning Commission, the preservation of the rural character of the Township can be termed a high priority among residents. One important aspect of the community's rural character are the natural features found in the Township. These include hills, woodlands, water resources and soils. The importance of these features however, go well beyond natural beauty. Taken collectively, these features form an interrelated, high quality and well-balanced environment that should be protected from potentially disruptive development practices and land uses. The following objectives and guidelines should be applied throughout the Township, and coupled with recommended land uses and densities outlined in the previous sections, are intended to promote a balance between the desire to accommodate continued development· and the need to protect the natural environment. In order to preserve the rural character of the Township and protect the quality of the environment, the Plan makes the following recommendations: 1. Through site plan review, subdivision regulations and a public education program: - Encourage the construction of roads that follow contours rather than running against them. · - Encourage minimum gradi1:1g and cut fill activities on ·steep slopes. - Encourage the concealment of buildings located on prominent hillsides. - Discourage the filling of wetlands. - Evaluate soil suitability for the proposed use. - Discourage the over improvement of building sites in rural areas that would replace natural vegetation with large manicured lawns, and other forms of urban landscaping. - Encourage the use of natural drainageways versus channelization or underground drains. 2. Cooperate with the Allegan County Drain Commission to ensure strict enforcement of the Soil Erosion and Sedimentation Control Act. If necessary, adopt and enforce a local ordinance. 3. Inform residents and farmers of the problems of over fertilization of lawns and fields near water bodies and drainageways. 4. Inform residents of measures that should be taken for proper septic tank and drainfield maintenance and operation. 5. Inform residents with livestock and other domesticated animals of the hazards of locating feeding areas and animal runs where nutrients from animal waste can readily enter surface waters in the form of runoff. MS\Watsn-MP\aea\87834.01 36 �6. Support State and County laws and administrative programs which help to protect natural resources. The following list of State and County approvals is directed toward the major environmental protection needs of the area. FEATURE OF CONCERN . Wetlands Proper septic system location and installation for surface water and groundwater quality protection Erosion control during construction AGENCY OR APPROVAL REQUIREMENT State wetlands permits issued by the Michigan Department of Natural Resources are required for ·alteration of any wetland contiguous to lakes, streams, and other water bodies, and for wetlands which are five acres or more in size. Permit required from the Allegan County Health Department. An earth change which is within 100 feet of a lake construction or stream or is one or more acres in size requires a permit from the a permit from the Allegan County Road Commission This agency··presently. administers the provisions of the the Michigan Soil Erosion and Sedimentation Control Act within Watson Township. Adequate drainage facilities minimize flooding The Allegan County Drain Commissioner reviews All subdivision plats to assure adequate drainage facilities. Proposals for developments with storm water outlets to county drains, as well as mobile home park proposals, are also subject to approval by the Drain Commissioner's office. On-site retention of stormwater is often required. Roadside drainage The Allegan County Road Commission reviews all subdivisions for conformance with Road Commission standards. For large lot developments, surface drainage to roadside ditches is allowed. If the development is not a subdivision but results in a drainage discharge to a roadside ditch, approval from the County Road Commission is required. Runoff must be restricted and retained on-site to assure an agricultural rate of runoff. Spill prevention plans at industrial sites MS..Watsn-M11\aea\87834.01 The Michigan Department of Natural Resources reviews and approves Pollution Incident Prevention Plans submitted by businesses. Businesses are required to submit such a plan if they store or use 37 �critical materials on the "Critical Materials Register", salt, or large quantities of fuel. Wastewater treatment systems with discharges of more than 10,000 gallons/day of sanitary sewage Toe Michigan Department of Natural Resources issues groundwater discharge permits when discharges of more than 10,000 gallons/day of sanitary sewerage (or other discharges) are proposed. Toe provisions apply to large-scale septic systems and other types of wastewater facilities. Proposed discharges must meet require ments of the Part 22 Rules of the Water Resources Commission Act. Wastewater treatment systems which discharge into lakes and streams require a federal NPDES permit (National Pollutant Discharge Elimination System permit), which is issued by the Michigan Department of-Natural Resources. 8. Developers should be encouraged to contact state and county agencies at the earliest possible point in the site plan preparation process and to incorporate state and county agency req~ments for resource protection into•site plans presented to the Township. Transportation Toe road system serves as the backbone for growth and development of any community. By providing a means for internal and external circulation, it serves the community by helping shape the intensity of land use. Thus, this costly and highly visible element of the community's infrastructure is one of the most dynamic features of the community's on-going development. Street Classification The street system serving Watson Township can be classified as follows: MAJOR ARTERIALS - This class of street serves major movements of traffic within or through the area. Mainly designed to move traffic, the secondary function is to provide land service. M-222 is the major arterial in Watson Township. MINOR RURAL ARTERIALS - This class of street serves primarily local or shorter distance traffic and provides a limited degree of continuity. Their principal function is providing local land access in connection with major arterials. 20th Street and 16th Street south of M-222 are the Township's two rural arterial streets. PAYED RURAL COLLECTOR STREETS - These streets serve the internal traffic movement within specific areas and connect those areas with the major and minor arterial system. Generally, they are not continuous for any great length. Portions of 12th St., 117th Ave., 113th Avenue, and 24th St., are considered to be this type of street. MS\W atsn-MF¼ea\87834.0 I 38 �The collector street is intended to supply abutting property with the same degree of access as a local street, while at the same time serving local traffic movement. Traffic control devices may be installed to protect and facilitate movement of traffic; however, these devices would not be as elaborate as those on arterial streets. · UNPAVED RURAL COLLECTORS AND LocAL STREETS - The sole function of these streets is to provide access to immediately adjacent property. There are a number of these roads in the community, but they carry a small proportion of the vehicle-miles of travel. The primary objective of the Transportation Plan of Watson Township is to provide a street network which will encourage the most logical development of the area while providing for the safe and efficient movement of people and goods. PROBLEMS The major problem with the street system is increased traffic volume on unpaved rural collectors. Other factors that may become increasingly significant as growth continues include the need for better traffic and access controls -along M-222 to avoid traffic and land use conflicts, and the incomplete grid pattern of the street system. RECOMMENDATIONS . The following transportation related recommendations are intended to address existing problems and to avoid problems in the future : - Within zoning and subdivision regulations institute access controls intended to reduce traffic conflicts along the major and minor arterials thereby preserving their volume and function. - Establish road improvement priorities. Through cooperation with the Allegan County Road Commission, monitor traffic volumes and road cqnditions as part of a program to establish road improvement priorities. In this way, the Township can objectively allocate its limited resources to those areas already having the greatest need. - Consider the ability of existing roadway conditions to handle projected traffic volumes resulting from new development when reviewing site plans and rezoning requests. - Implement the Land Use Plan. This document contains specific land use recommendations which reflect the adequacy of the existing roadway system. Taken collectively, the incremental implementation of the various land use proposals will, over the long term, minimize the need for road improvements. - It is recommended that zoning and subdivision controls officially recognize the hierarchy of the road network by taking into consideration the traffic volume, noise, speed and clear vision requirements of each roadway class. Such requirements should translate in larger minimum lot frontages and building setbacks along major streets than those along local platted streets. MS\Watsn-MI1\aea\87834.01 39 �Community Facilities and Public/Semi-public Land 'RECREATION Analysis of local recreational opportunities within the Township shows that Township residents presently must rely on, and at times, compete with others for the use of facilities located in other nearby communities. While these facilities are adequate for their intended use, it must also be recognized that as the area's population increases, Watson Township must become increasingly responsible for providing additional opportunities for its residents. This conclusion is justified by the results of the resident attitude survey which shows significant desire among residents for additional facilities. While it does not appear that the needs identified in the preceding chapter are critical at the present time, it is important that .planning and decision making for the ultimate provision of additional recreational facilities begin at an early stage. This is especially important in terms of land acquisition, where early acquisition can greatly reduce overall costs and better assure the ability to acquire land in the most desirable location. It is therefore recommended that the Township take the following measures in establishing a parks and recreation program, in fulfillment of the above objectives. 1. . Appoint a "Park Commission" under the provisions of P.A. 271 of 1921, or an "Ad-hoc" Citizen's Committee to: Identify potential future park sites Prepare a Parks and Recreation plan capable of qualifying the Township for the receipt of Land and Water Conservation Funds (LWCF) and Michigan Natural Resources Trust Fund (MNRTF) grants from the Michigan Department of Natural Resources. Identify and pursue potential funding sources sch as private foundations and other local, state and federal programs. Work with the Allegan County adjacent communities and school districts to ensure a coordinated approach to providing facilities with organized recreational activities. Monitor citizen needs and concerns. Make necessary recommendations to the Township Board with respect to on-going parks and recreation needs in the areas of administrative, budgeting and operation and maintenance. Administrative Offices, Library and Fire Protection With respect to fire protection, it should be recognized that while the existence of a fire station within Watson Township would likely improve the response times and overall fire protection with the community, the construction of a fire station, the purchase of equipment and the training M5\Watsn-MPlaea~834.01 40 �of fire personnel is a very capital intensive proposition. Unfortunately, there is no good rule of thumb that can be applied in Watson Township that will categorically conclude that once the population reaches X, a fire station should be constructed. Instead, an adequate water supply ~nd political and financial1 factors must be considered. The most important of these .are the adequacy and cost of protection being provided under contract with adjacent communities, and at what point it will be less costly and more efficient.for the Township to begin providing its own fire protection service. It is therefore important that the Township periodically assess its position with respect to these facilities and services as well as available options for improvement. One of these options is, of course, the acquisition of land and the ultimate construction of one or more of these three facilities. If during the remainder of the twenty-year planning period, it becomes apparent that land acquisition for one or more of these facilities is necessary to ultimately address long range needs, it is recommended that the following siting factors be taken into consideration: 1. Fire stations should be located near but not directly on the intersection of two major streets. This will enhance accessibility to all areas of the township, but reduce the number of potentially hazardous conflicts directly on the intersection. 2. Economies of scale and the applicability of fire station locational criteria to other types of community facilities tend to indicate that a single site capable of ultimately supporting the collective needs of a fire station, township hall, library and community park should be considered. Such a site would allow the Township greater decision making flexibility and the opportunity to minimize overall acquisition and development cost. Such a site would also allow most administrative, operation and maintenance ·functions to be carried out in a more cost effective, centralized fashion. School Facilities - It is recommended that the Township work closely with the various school districts in their efforts to assure that the necessary educational facilities are provided. Should new school sites in Watson Township be considered, it will be important that the Township have adequate lead time to consider possible land use and development related implications. Public/Semi-public Land The plan recognized that a variety of public and semi public uses such as churches, parks, cemeteries, schools and others need to be located in rural and residential areas. However, in . permitting such uses, measures must be taken to insure compatibility with nearby residential uses. Traffic, noise, lighting, and trespass should therefore be carefully controlled in order to mitigate the negative impact on residential uses. MS\Watsn-MP'-aea\87834.01 41 �CHAPTERVIl ™PLEMENTATION In order for the Master Plan to serve as an effective guide to the continued development of Watson Township, it must be implemented. Primary responsibility for implementing the Plan rests with the Watson Township Board of Trustees, the Planning Commission, and the Township staff. This is done through a number of methods. These include ordinances, prob:rrams, and administrative procedures which are described in this chapter. It is important to note that the Master Plan itself has no legal authority to regulate development in order to implement the recommendations of the Plan. This implementation must come from the decisions of the Township Board and Planning Commission to provide needed public improvements and to administer and establish regulatory measures relative to the use of the land. The private sector, including individual home and land owners, is also involved in fulfilling the recommendatioq.s of the Master Plan by the actual physical development of land uses and through the rezoning of land. The authority for this, however, comes from the Township. Cooperation between the public and private sectors is therefore important in successful implementation of the Master Plan. ZONING Zoning represents a legal means for the Township to regulate private property to achieve orderly land use relationships. It is the process most commonly used to implement community Master Plans. The zoning process consists of an official zoning map and zoning ordinance text The official zoning map divides the community into different zones or districts within which certain uses are permitted and others are not The zoning ordinance text notes the uses which are permitted and establishes regulations to control densities, height, bulk, setbacks, lot sizes, and accessory uses . . The zoning ordinance also sets forth procedures for special approval regulations and controls over signs. These measures permit the Township to control the quality as well as the type of development Subsequent to the adoption of this Plan, the Township Planning Commission and Township Board should review and make any necessary revisions to the zoning regulations to ensure that the recommendations of the plan as outlined in the previous section are instituted. SUBDIVISION ORDINANCE Currently the Township does not have its own subdivision control ordinance. Thus, any requests to plat property or create a subdivision would be done so according to the provisions of the Subdivision Control Act, Act 288 of 1967. This provides adequate but limited authority for the Township to regulate new subdivisions. The Plan therefore recommends adoption of a subdivision control ordinance at some point in the relatively near future. MS\W atsn-M!>..aca\87834.01 42 �CAPITAL IMPROVEMENTS PROGRAM Capital Imp:covements Programming is the first step in a comprehensive management system . designed to relate priorities and programs to community goals and objectives. It is a means of planning ahead for the funding and implementation of major construction and land acquisition activities. The typical CIP is six years in length and updated yearly. The first year in each CIP contains the capital improvement budget The program generally includes a survey of the longrange needs of the entire governmental unit covering major planned projects along with their expected cost and priority. The Township Board then analyzes the projects, financing options, and the interrelationship between projects. Finally, a project schedule is developed. Priority projects are included in the Capital Improvement Program. Low priority projects may be retained in a Capital Improvement Schedule which may cover as long as 20 yea.rs. The CIP is useful to the Township, private utilities, citizens, and investors, since it allows coordination in activities and provides the general public with a view of future expectations. FUNDING On-going planning and selective components of the Plan by necessity will require financial assistance if they are to be realized. Such funds may be generated locally through the general fund or special millages or may be made available from several state and federal sources. Among the state and federal sources are:#. •• - L~d and Water Conservation Fund and Michigan Natural Resources Trust Fund. Assistan~e under these programs is available for planning, acquiring, and developing a wide range of outdoor recreation areas and facilities. The programs are administered by the Michigan Department of Natural Resources and are financed by funds appropriate and by the Federal Government and State legislature. Under the LWCF Program, grants of up to 50% of the cost of a project are available. Under the MNRTF Program, 100% funding may be obtained. PLANNING EDUCATION Planning Commissions should attend planning seminars to keep themselves informed of planning issues and learn how to better carry out their duties and responsibilities as Planning Commissioners. These seminars are regularly sponsored by the Michigan Society of Planning Officials (MSPO) and the Michigan Township Association (MTA) and are a valuable resource for Planning Commissions. There are also several planning publications which are a useful information tool for Planning Commissioners. The main publications are Planning and Zoning ~ and Michigan Planner Magazine. PUBLIC INFORMATION It is important that the proposals of this Plan be discussed and understood by the citizens of Watson Township. Acceptance of this Plan by the public is essential to its successful implementation. Steps should be taken to make Township residents aware of this Plan and the continuing activities of the Planning Commission. This can be accomplished through newspaper reports of Planning Commission activity. Contact with local civic and service organizations is another method which can be used to promote the Township's planning activities and objectives. MS\Watsn-MPlaca~834.0l 43 �REVISIONS TO THE MASTER PLAN The Master Plan should be updated periodically (minor review every one to two years, major review every five to ten years) in order to be responsive to new growth trends and current Township attitudes. As growth occurs over the years, the Master Plan goals, land use information, population projections, and other pertinent data should be reviewed and revised as necessary so the Plan can continue to serve as a valid guide to the growth of the Township. . MS\Watsn-MP-aea\87834.01 44 � 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 Watson-Twp_Master-Plan_2000 Creator An entity primarily responsible for making the resource Watson Township Planning Commission, Watson Township, Allegan County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2000-08-23 Title A name given to the resource Watson Township Master Plan Description An account of the resource The Watson Township Master Plan was prepared by the Watson Township Planning Commission with the assistance of WW Engineering & Science and was reaffirmed on August 23, 2000. Contributor An entity responsible for making contributions to the resource WW Engineering & Science (consultant) Subject The topic of the resource Master plan reports Watson Township (Mich.) Allegan County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/39ad0e7adbdefaf3954a6e0719263218.pdf f9dc71c437ecf052b4299c2697bd9a84 PDF Text Text �Washtenaw County Department of Planning and Environment 705 North Zeeb Road P.O. Box 8645 Ann Arbor, Michigan 48107-8645 P: 734-222-6808 F: 734-994-2459 http:/ /planning.ewashtenaw.org 11 .\ Sense of Place, ,\ Sustainable Fururc �A Comprehensive Plan for Washtenaw County Land Use, Infrastructure, Natural Resources September 2004 Current Washtenaw County Planning Advisory Board Washtenaw County Board of Commissioners Leah Gunn, Chair Barbara Lev1n Bergman, Vice-Chair Patrioa Kelly, Chau Vivienne Armentrout, Past Cha1r \7i\'ienne Armentrout Robert Brackenbury Heather . \nne \X'ilhams, Second Vice Chair Jeff Irwin Martha Kern Jarus Bobnn Catlue Dnes Ronrue Peterson \'\'esley Prater Kathleen Knol \X 'ilham [cf<arlanc \'<'esley Prater Da\'id Rutledge Stephen Solowczuk t\Iona \'\ alz tephen olowczuk Rolland Sizemore Jr. Joseph Yekulis,Jr. orthway, First Vice Chair Past Washtenaw County Plannmg Advisory Board Members (2002-2003) Woody I Iolman John Gawlas County Administration Robert E. Gucnzel, County Administrator Frank Cambria, Deputy County Administrator Department of Planning and Environment Director \nthony VanDcrworp, ,\ICP Staff Terry Brinkman, AICP Patncia Derug Stacy Ebron Jessica Eiserunan Janet Gilkey .Amy Goike, AICP Mechelle I lardy Jason Kaplan \ Compn:hcns1n.: Plan for Washu:naw Count ~ Jeff Krcmank Marshall Labadie Bo Mah Dan Myers Margaret Paulus Mark Roby 1\nnette Rook Damon Thompson Chns \X'atkins Interns I leather Bacon Alison D' Anuco Ina Ilancl Kathleen I Ioltz Anne K.reykes Angela Oetam.a UI �Acknowledgements Washtenaw County would like to thank the following orgaruzations who offered their knowledge and shared their expertise in the development of its Comprehens1\'e Plan. Boards, Committees, and Authorities Ann Arbor Historic District Commission Ann Arbor Transportation Authority Huron Clinton Metroparks Authority Saline Historic District Commission Urban County Executive Committee Washtenaw County: Board of Public Works Brownfield Redevelopment Authority Washtenaw County Consortium of Solid Waste Management Washtenaw County Historic District Commission Washtenaw County Office of the Drain Commissioner \'v'ashtenaw County Parks & Recreation Commission Washtenaw County Road Commission Washtenaw Housing Alliance Western Washtenaw Recycling Authority \'v'ashtenaw Area Transportation Study Ypsilanti Historic District Commission Expert Groups and Agencies American Institutes of .Architects - Huron Valley Chapter Ann Arbor Area Board of Realtors Chelsea Area Transit City of Ann Arbor Parks and Recreation Department City of Ann Arbor Community Development Department Eastern Michigan University Ecology Center Greenway Collaborative Huron River Watershed Council Michigan Department of Agriculture, Farmland Preservation Program Michigan Department of Environmental Quality Michigan Department of Transportation Michigan Freedom Trail Commission Michigan I Iistoric Preservation Network Michigan Land Use Institute Michigan Society of Planning l'vfichigan State Uruversity fichigan State University Extension Onyx Services Inc., Arbor Hills Landfill Recycle Ann Arbor State Historic Preservation Office, Department of I listory, Arts and Libraries Southeast I\fichigan Council of Governments US Soil Conservation Services Washtenaw County Consortium of Historical Societies \'v'ashtenaw County Farm Bureau Washtenaw County Soil Conservation District Washtenaw Development Council University of Michigan Special Thanks A special thank you to the Residents and Local Units of Government who partiapated to provide input from which this plan emerged. 1\ddmonal thanks to Comn11ss1oner Vivienne Armentrout, who served as the Plan Editor. \ Sense of Place, J\ Sustainable l·uture �Resolution \','AS~ I :.NIN;' C:JUN";Y BOARD OF CC\l\t,SSIG ~(RS ~~f.'""1t)PI 2} llJV4 v\ 111:Rl:AS. 0 WliERE,\S. an=pes ard t·,~ WHEr~CAS W:,~ht.,,r:H._ (;ounl'f 10 .aulh0'1Zt?0 unt►.:, Coun1·, P~,11 119 ,i\ct 282 lo Ci't.-lJ,31~ J LuIr,.,~~11(:!I.::. ~·!: :;l~n 1:Y ► Jflj'~~t' of 6Jtll I~ 1:U1!J 1:t.1,.;:orr-ahsht1Q a cooroino~cd ac,;itw1..t1 to de-.·~loi1mcr.t lh.1I prvfT'!olnr, -r~ c.urr6nt anct IIJl e he-alU'l. sa~ety ariJ V\'8IIare "ef'js or COJI,Iv resident:,. arxi 11,~ Co.inly 11~• r.rc-µ,nOd ta~kgrcurd r,ia'.eoa s irel'J0'lQ maps <.rarts descr,:it·,,. , .Jt~r-al 1','H~HtAS 'lfr~~lrvcIure ant, ns:L,,:al It~;.:tm.:~ .ir d ha.1, ht!.d O','t:tr rony rivr. put:hr. rrmo I1n;r an<J v,rv•,top, a11c ar.Jl•1 , ot c..no .,an, a,i:1 h~ru, r~1a11r•:i lo land u~e dr1tIC<Hi for li1n ctnu,..,.:;pment of lrie lo ob1otn pubic cornrnC?nl ar<i recornm ..;Cfrpreher1~11e1r, pl;an . ..1n:J lh~ Co1.11l-, t1a~ u,o~·<J~(I up~(JIIUI \'l'lt[Rr AS , s ra, rul'l~I C:D'rn,cnl!; fre>m cn:;JI unII:; or 9;t•,(!rnm("lr·· en lhc pliL,1 .a~ fA'C-:Otlltcd n lhr.: Cotrllf Cao,:f·naied Pl,;mf riy J!,ct I rubltc AL1 28:1) ;,rd W;i[R[ A$ G&1iL11 tlf 1t'.:tl.>l\rt' The 1A1as.1lena,._ Count•, P1a01'1n9 Ai:t• •~'f O(JJt<l al ti~, AulrJs' JO , 2004 puthc mechn:t re-:.:o-r;-1lefloed :t-..al 11.lan for ~ 1;1.oJ11r•rm~, Cc,..1.n,.'y t..-1~ V'iiF. 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''"' ( l 1~111 ll \II ,, Ir-.,,, lu'8 1• Hll f '1'11 , I \ Ji111" II\ I 1• 1 ~ .. aJ'1 J 11 I hi.to. .. 1 ,1..-1 •• ' " ' " • " OUl,II I.I TK :.lJ _ , .. I \ 11., I ... ,,i, p • t c1• cttlo,1 , r .. r- 111•1 ,1.rio•.,. I , ,. , ,\.~ �Table of Contents Cha ter 1: Introduction .......................................................................................................................................... 11.1 1.2 1.3 1.4 1.5 1.6 Purpose of the Comprehensive Plan .............................................................................................................................................. Resident Comments on Issues and Opportunities ........................................................................................................................ Vision for the Future ....................................................................................................................................................................... Plan Contents .................................................................................................................................................................................. Additional Plan Documents ........................................................................................................................................................... Implementing the Plan ................................................................................................................................................................... 1-3 1-3 1-4 1-6 1-6 1-7 2.1 2.2 2.3 2.4 2.5 2.6 2.7 2.8 Regional Context ............................................................................................................................................................................ 2-3 Population ....................................................................................................................................................................................... 2-4 Demographics ................................................................................................................................................................................ 2-5 Economy ......................................................................................................................................................................................... 2-6 Land Use ......................................................................................................................................................................................... 2-7 Housing Units ................................................................................................................................................................................ 2-9 Transportation Network ................................................................................................................................................................ 2-10 Water and Sewer Services .............................................................................................................................................................. 2-14 Chapter 3: Landscapes ........................................................................................................................................... 3-1 3.1 3.2 3.3 3.4 3.5 3.6 3. 7 3.8 3.9 n Purpose ........................................................................................................................................................................................... 3-3 Resident Comments ....................................................................................................................................................................... 3-3 Condition and Trends ..................................................................................................................................................................... 3-5 An Alternative Future Land Use ................................................................................................................................................... 3-9 Infill Development ........................................................................................................................................................................ 3-11 Secondary Development Concept: Activity Centers .................................................................................................................... 3-16 Rural Landscape ........................................................................................................................................................................... 3-18 Open Space ................................................................................................................................................................................... 3-22 Summary ...................................................................................................................................................................................... 3-26 ,\ Sense of Place, J\ Sustainable l' ururc �Table of Contents (continued) 4.1 4.2 4.3 4.4 4.5 4.6 4.7 Purpose ........................................................................................................................................................................................... 4-3 Resident Comments ....................................................................................................................................................................... 4-3 Conditions & Trends ...................................................................................................................................................................... 4-5 New Agriculture Markets ............................................................................................................................................................... 4-6 Agricultural Land Preservation Programs ..................................................................................................................................... 4-7 Agricultural Preservation Techniques ............................................................................................................................................ 4-9 Summary ........................................................................................................................................................................................ 4-10 Chapter 5: Natural Resources ................................................................................................................................ 5-1 5.1 5.2 5.3 5.4 5.5 5.6 5.7 5.8 Purpose ............................................................................................................................................................................................ 5-3 Resident Comments ........................................................................................................................................................................ 5-3 Condition and Trends ...................................................................................................................................................................... 5-4 Water Resources .............................................................................................................................................................................. 5-5 Wetlands, Woodlands and Floodplains ........................................................................................................................................... 5-9 Air Quality ...................................................................................................................................................................................... 5-11 Natural Resources Education ........................................................................................................................................................ 5-12 Summary ......................................................................................................................................................................................... 5-13 Chapter 6: Economic Development ....................................................................................................................... 6-1 6.1 Purpose ............................................................................................................................................................................................ 6-3 6.2 Resident Comments ........................................................................................................................................................................ 6-3 6.3 Conditions and Trends .................................................................................................................................................................... 6-4 6.4 Target Industries ............................................................................................................................................................................. 6-6 6.5 Job Training .................................................................................................................................................................................... 6-8 6.6 Available Sites ................................................................................................................................................................................. 6-9 6.7 Workforce Housing ....................................................................................................................................................................... 6-10 6.8 Agricultural Economy ................................................................................................................................................................... 6-11 6.9 Ecotourism and Heritage Tourism ............................................................................................................................................... 6-13 6.10 Summary ....................................................................................................................................................................................... 6-14 \ Com p rchcns1n.- Plan for Was htcna\\ C:oum~ \'U �Table of Contents (continued) 7.1 7.2 7.3 7.4 7.5 7.6 7.7 7.8 7.9 Purpose ........................................................................................................................................................................................... 7-3 Resident Comments ....................................................................................................................................................................... 7-3 Condition and Trends ..................................................................................................................................................................... 7-4 Current Housing Stock .................................................................................................................................................................. 7-8 Private Sector Residential Developments ...................................................................................................................................... 7-9 Assistance for Lower Income Residents ....................................................................................................................................... 7-10 Special Populations and Homeless ............................................................................................................................................... 7-11 Coordinate County Resources ........................................................................................................................................................ 7-13 Summary ........................................................................................................................................................................................ 7-14 8.1 8.2 8.3 8.4 8.5 8.6 8.7 Purpose ............................................................................................................................................................................................ 8-3 Resident Comments ........................................................................................................................................................................ 8-3 Conditions and Trends .................................................................................................................................................................... 8-4 Adequacy of Parklands .................................................................................................................................................................. 8-6 Open Space, Greenways and Trails ................................................................................................................................................. 8-8 Land Preservation Programs .......................................................................................................................................................... 8-9 Summary ........................................................................................................................................................................................ 8-10 Chapter 9: Historic Preservation ............................................................................................................................ 9-1 9.1 9.2 9.3 9.4 9.5 9.6 9.7 ,·ui Purpose ........................................................................................................................................................................................... 9-3 Resident Comments ....................................................................................................................................................................... 9-4 Condition and Trends ..................................................................................................................................................................... 9-5 Historic Districts ............................................................................................................................................................................ 9-6 Unique Resources ........................................................................................................................................................................... 9-7 Historic Resource Education ......................................................................................................................................................... 9-9 Summary ........................................................................................................................................................................................ 9-10 ,\ Sense of Place, ,\ Sustainable Future �Table of Contents (continued) 10.1 10.2 10.3 10.4 10.5 10.6 10.7 10.8 10.9 10.10 10.11 10.12 10.13 Purpose ......................................................................................................................................................................................... 10-3 Resident Comments ..................................................................................................................................................................... 10-3 Conditions and Trends ................................................................................................................................................................ 10-4 Freeways and Interchanges ........................................................................................................................................................ 10-5 Urban Road Network .................................................................................................................................................................. 10-7 Rural Network ............................................................................................................................................................................. 10-8 Gravel Roads ............................................................................................................................................................................... 10-9 Bridges ...................................................................................................................................................................................... 10-10 Public and Private Road Connectivity ..................................................................................................................................... 10-11 Natural Beauty Roads .............................................................................................................................................................. 10-12 Transit ....................................................................................................................................................................................... 10-13 Non-Motorized Network .......................................................................................................................................................... 10-17 Summary ................................................................................................................................................................................... 10-18 Chapter 11: Sewer and Water Services ................................................................................................................... 1111.1 11.2 11.3 11.4 11.5 Purpose ......................................................................................................................................................................................... 11-3 Resident Comments ...................................................................................................................................................................... 11-3 Condition and Trends .................................................................................................................................................................. 11-4 Planning for New Development .................................................................................................................................................. 11-4 Protecting Public Health and the Environment .......................................................................................................................... 11-6 11.6 Summary ...................................................................................................................................................................... 11-11 12.1 12.2 12.3 12.4 12.5 Purpose ......................................................................................................................................................................................... 12-3 Resident Comments ..................................................................................................................................................................... 12-3 Condition & Trends ..................................................................................................................................................................... 12-4 Waste Reduction and Recycling .................................................................................................................................................. 12-6 Summary .................................................................................................................................................................................... 12-10 \ Comprc henstn: Plan for \Xi'ashtena,,· Coum·\ IX �Table of Contents (continued) Chapter 13: Intergovernmental Cooperation .................................................................................................. ....... 13-1 13.1 13.2 13.3 13.4 13.5 X Purpose ......................................................................................................................................................................................... 13-3 Resident Comments ..................................................................................................................................................................... 13-3 Promoting Formal Regional Initiatives ....................................................................................................................................... 13-4 Coordinating Resources through Public/Private Partnerships .................................................................................................. 13-6 A Heightened Role for the County in Facilitating Planning and Service Delivery .................................................................... 13-7 ,\ Sense of Place, t\ Sustamablc Future �Chapter 1 Introduction A Comprehensive Plan for Washtenaw County �Washtenaw County \ \ Lyndon Township Dexter Township Webster Township 1 Salem Township Northfield Township \ \ \ Ann Arbor / Township _ ,,,, ( - - -- - --- Sylvan Township Lima Township Superior Township --Scio Township -· Ypsilanti City Sharon Township Freedom Township Lodi Township Pittsfield Township 1 York 1 Township , Manchester Township Bridgewater Township Saline Township Ypsilanti Township Augusta Township A Sense of Place, A Sustainable Future • �. - ' In_troquction 1.1 Pllt'pose of the Comprehensive Plan The purpose of comprehensive planrung 1s to identify a clear and compelling vision for the future and to develop a comprehensive set of goals and actions to reach that vision. The process of developing a plan starts with a careful analysis of existing conditions and trends regarding the physical, environmental, social and economic aspects of the county. Existing conditions arc projected into the future based on current trends and the adopted long range plans of the local units of government in the county. Through an extensive public participation process, residents and local officials were asked what they felt are the most important qualities to preserve in our com.muruty and what kind of future they desire. Based on this citizen input, a vision for the County's future is identified in this plan along with a comprehensive set of goals and actions. Throughout this plan, comments from residents have been quoted in order to form a basis for the issues and opportunities addressed. The goals and actions are intended to provide guidance to local and county officials in making policy decisions while implementing numerous public improvement programs. Implementation progress will be monitored annually to gauge progress toward the County's vision and periodic updates to the plan will be made to address future issues and opportunities. The purpose of comprehensive plann ing is to identify a clear and compelling vision for the future and to develop a comprehensive set of goals and actions to reach that vision . Kerrytown , City of Ann Arbo r 1.2 Resident Comments on Issues and Opportunities In preparing the plan, over fifteen public meetings were held and several surveys conducted i1wolving over 200 county residents and local officials. During this public partiopation process, residents were asked what they felt contributes most to their quality of life and, looking ahead 20 years, what could threaten that quality of life. Residents felt that our County offers a unique sense of place. Factors that contribute to tlus quality include our unique landscapes and living environments ranging from the di,-erse urban centers of _\no Arbor and Ypsilanti to the quaint villages and hamlets of Dexter and Bridgewater; the abundance of natural resources including over 175 lakes, three ma1or 1wers including the I Iuron Riwr, a State-designated atural River; plentiful recreation in over 350 state, reg10nal, county and local park and recreation areas, which provide year round recreational opportunities; arts and culture opportunities including theaters uwiting local, nanonal, and internanonal films, musicians, and theater product10ns; and our education systems including the Cni,-ersity of T\liclugan, Eastern i\1iclugan Cmvers1ty and four higher education colleges. A Comprehensive Plan For \"v'ashtenaw County Downtown , City of Chelsea Page 1-3 �Chapter 1 County residents recognized that it is this same quality of life that will attract new residents and businesses to our community and have concerns over the pace of growth and the associated impacts of growth. Over the next 20 years, the County's population is expected to increase by 27 percent, adding an additional 88,000 residents and reaching a population of 410,000 by 2020. Under our currently adopted local unit of government master plans, residents identified threats to our quality of life. These threats include the loss of a clear demarcation between urban and rural areas as suburban development around our existing urban areas continues, new low density subdivisions surrounding our villages, and scattered large lot subdivisions and road side homes change tl1e character of our rural areas. In addition, residents identified congestion on our road system, deterioration of rural roads, higher costs needed to keep up \vith an ever increasing demand to provide public services and the need to protect our valuable natural resources. 1.3 Vision for the Future Throughout the public participation process, it became clear tl1at the residents of the County desire a future where our current landscapes and sense of place are preserved and our high quality of life is sustained. Based on this idea, residents have identified a clear and compelling vision for Washtenaw County: County residents recognized that our high quality of life will attract new residents and businesses to our community. However, they also voiced concerns over the pace of growth and its associated impacts. • In 2020, Washtenaw County will have a sense of place. Residents will have the opportunity to enjoy diverse landscapes including vibrant and diverse urban centers, livable suburban areas, historic and unique villages, and our rural character and lifestyle. • In 2020, Washtenaw County will have a sustainable future. Our important natural and historic resources will be preserved; housing, economic and leisure opportunities will be provided for all walks of life; and we will have efficient transportation, solid waste and public utility systems that do not overburden the environment or future generations. To achieve our vision, we will need to change the way we currently operate and address land use and service delivery opportunities on a regional and county-wide basis. Key recommendations to maintain our sense of place and a sustainable future are in Table 1-1. Page 1-4 A Sense of Place, A Sustainable Future �• - .. --,- -· - - · ... •. "Pj""";-T -~...., Introduction Table 1-1: Key Plan Recommendations to Promote a Sense of Place and a Sustainable Future Sense of Place • Channeling future development to infill sites in already urban and suburban areas making the best use of existing infrastructure and providing the tax base needed to continue to provide public services . • Development of new activity centers located at select interchanges that provide a higher density mix of housing, work and leisure opportunities and fixed route transit service to cities and villages . • Infill development surrounding our small cities and villages that act and feel like traditional village neighborhoods with interconnected streets , walking and bicycle access to "Main Street. " • Maintaining the economic viability of farms through an aggressive program of developing new markets for locally grown food products , supporting infrastructure and public policy. • Developing regional open space systems that define our communities , preserve our natural resources and provide recreation and non-motorized transportation . Sustainable Future • Setting development levels based on the carrying capacity on gravel roads to maintain their function and safety, reduce erosion and maintenance costs . • Forming transit consortiums , locally and with adjacent counties, to increase services and spread the cost among benefiting jurisdictions. • A system of north/south and east/west access for residents on a select set of roadways designed to provide alternate traffic routes through villages while limiting local development access to maintain through traffic movements. • Border-to-Border Trail providing both hiking opportunities and non-motorized transportation to work and leisure activities. • Consistent environmental regulations with each local government adopting an important natural lands overlay zoning classification to protect our resources . • Watershed plans for all basins in the county identifying actions to restore hydrologic functioning and improve water quality. • Appropriate level of rural residential development that does not overburden the rural road network and is sensitive to rural character in location and design . • Annual public and private affordable housing targets ensuring decent affordable housing to all income levels and residents with special needs. • Local governments finding new ways to work together, forming Urban Service Districts to promote infill development, regional open space systems and public services through revenue sharing arrangements. • Regional solid waste initiatives to achieve efficiencies in solid waste collection , reduce the impact of trucks on local roads and provide the revenues needed for recycling programs. • Unique historic resources remain a visible part of our heritage including one-room schoolhouses , centennial farms , champion trees , bridges and farmsteads . ,\ Comprehensive Plan For \v'ashtenaw Coun~ • A public-private partnership of economic actors , governments and universities to grow and attract emerging target industries providing higher paying jobs and raising the standard of living for all residents . Page 1-5 �Chapter 1 1.4 Plan Contents i The plan represents a comprehensive approach to planning for the future. ,\s such it contains important background information, discussion of issues and opportunities and a comprehensive set of goals, objectives and recommendations to achieve our vision. In addition to the overview information provided in this Introduction, the plan contains the following chapters: ,. Chapter 2: Community Profile - Description of the social, physical and economic aspects of the County today and projections through the year 2020. Chapter 3: Landscapes - This chapter is similar to a traditional land use element of many comprehensive plans and includes a description of the County's landscapes, issues and opportunities, goals, objectives and recommendations for land use at the county-wide level as well as for our cities, villages, hamlets, suburban and rural areas. Scenic landscapes Chapters 4 through 12: A Sustainable Future - ummary of the current condition and trends, issues, opportunities, goals, objectives and recommendations for the following plan elements: Chapter 4: Chapter 5: Chapter 6: Chapter 7: Chapter 8: Chapter 9: Chapter 10: Chapter 11: Chapter 12: Agriculture Natural Resources Economic Development Housing Parks and Recreation Historic Preservation Transportation Sewer and Water Services Solid Waste Agricultural Operations Chapter 13: Intergovernmental Cooperation - D iscussion of the actors involved in implementing this plan and how we can work together to achieve our vision. 1.5 Additional Plan Resources Comprehensive Plan Support Document: A companion document providing detailed informauon of the public partiapation process and data used to develop each plan element. Toolkit Website: A compilation of recommended growth management techniques and sample ordinances. Recreation on the Huron River Page 1-6 A Sense of Place, A Sustainable Future �• "'f - r ..,..,. Introduction 1.6 Implementing the Plan Readung the vision 111 the plan is a community effort. While the heaviest burden falls on local units of government to carefully consider how land is developed and the commuruty impacts of that development, this plan is also intended to provide guidance to the County and numerous agencies as they make decisions about public facilities and service programs. Coordinating our Resources: The plan recommends several actions that require local governments and agencies to combine their resources including such efforts as regional solid waste and transit consortiums, regional open space plans and combining program delivery strengths to address affordable housmg needs. Guidelines for Land Use Decisions: In addition to encouraging local governments to implement the land use recommendations, the goals, objectives and recommendations in the plan will be used by the Cow1ty in reviewing and commenting on local government plan amendments, PA 116 applications, Purchase of Development Rights, a rural , \reas Program acqU1sitions, Brownfield Plan amendments and Full Faith and Credit approvals. The Plan requires local governments and agencies to combine their resources to realize residents' vision . Guidelines for Public Programs: The goals, objectives and recommendatlons ,vill be used as a guide for developmg and implementing current and future public programs and makmg funding decisions for programs such as housing, parks and recreation, transportation and economic development. Educational/Technical Tools: The Toolkit is a resource providing information on growth management techniques and sample ordinances facilitating discussion at the local level and adoption of these techniques. Monitoring Progress Toward Meeting the Vision: .\nnual plan status reports will be prepared to assess progress made toward the plan's goals. , \nnual reviews also afford the opportunity to identify problems encountered in implementing the plan and consideration of additional planning activities such as public safety, public health or education components. ,\s the County is committed to updatmg the plan at least every five years to reflect changmg circumstances and community needs, the plan will also serve as a benchmark for updating the plan 111 2009 ,\ Comprehensive Plan For \Vashtcnaw County Page 1-7 �Chapter 2 Community Profile :\ Comprehensive Plan for Washtenaw County �Washtenaw County ( \ Lyndon Township Dexter Township Webster Township Salem Northfield Township 1 Township \ \ I Barton Hill, Ann Arbor Village\ Sylvan Township Lima Township To~n_~P-.1---Superior Township - - -Scio Townsh-ip~ Ypsilanti Cit9 Lodi Sharon Township Freedom Township Township Pittsfield Township I I I I York Township , Manchester Township Bridgewater Township Saline Township Ypsilanti Township Augusta Township A Sense of Place, A Sustainable Future -- �2.1 Regional Context Washtenaw County is located in southeast l\ficlugan, approximately 30 miles west of Detroit (Figure 2-1). \X'ithin Washtenaw County's 721 square miles are 28 local units of government including five a ties, three villages, and twenty townships (Figure 2-2). Borders are shared with six other counties and 22 local units of government. Washtenaw County is the 6 th largest county in population in the State of l\fichigan (2000 U.S. Census). It 1s also one of the fastest growing. \\'ashtenaw is one of seven counties 10 the Southeast I\1ichigan Council of Governments (SEMCOG), the regional planning organization for Llvingston, Macomb, Monroe, Oakland, St. Clair, Washtenaw, and Wayne counties. The pace of growth of counties to the north and east has been increasing steadily over recent years. Over the next 20 years as the inner ring of Detroit's suburbs approach capacity, the wave of development is expected to continue westward into Washtenaw, Monroe and Llvingston counties. Figure 2-3 presents the change in population for southeast l\1ichigan counties from 1980 through 2020. Lyndon Township Dexter Township Web ster Township orthfteld Township Salem T ownship INGHAM LIV INGSTON JACKSON WASHTENAW Superloc Township Sylvan Township OAKLAND ' LENAWEE Sharon Township Freedom Township Lodi Figure 2-1 : Washtenaw County, Michigan Manchester Township Bridgewater T ownship Saline Township York Township Augusta Township Figure 2-2 : Local Units of Government in Washtenaw County -\ Comprehensive Plan For \'('ashrcnaw County Page 2-3 �~Ch . ap~~r l ,,1. 2 •. - ... _~ . .• • C . • • -1J.-1._&..~~l.------._ ... ,..,..... ..._ • ....___....._,.• ... L , - .J.",,. , .;.i .. -.1o.l.i,\_ , ._ ...... -..'..E.....'.. • ~ ' • 1,_.,..,-.1..i _ ' • .-, • • _. • ' • ~I , ... .:....:..,-4:-.,____.,,_~.,,__'\.,.\a..i • , - •• • r • J,.• , _., 2.2 Population As of the 2000 U.S. Census, the Washtenaw County population totaled 322,895 people. The City of Ann Arbor's population of 114,024 accounts for the greatest share at 35 percent of the total, followed by Ypsilanti and Pittsfield Townships at 15 percent and 9.3 percent, respectively. The City of Ypsilanti accounts for nearly seven percent of the total population. \'X'ashtenaw County's population has steadily increased over the past several decades, and is proiected to do so through 2020 (fable 2-1). By 2020, the population is projected to be 410,748 persons, a 27 percent increase since 2000. While all communities in Washtenaw County are expecting population increases, townships surrounding the urban areas - Pittsfield, Ypsilanti and Scio are e},_-pected to carry the larger share of the County's population increase. I Iowever, in terms of proportional population mcreases within their borders, \X'ebster and Sylvan Townships and Dexter Village populations should more than double. The City of Ann Arbor, currently a large population center of the County, is projected to increase only by two percent. 1\nn Arbor will then comprise only slightly over 26 percent of the total County population. The City of Ypsilanti's population is expected to remain constant. Community Ann Arbor Ann Arbor Twp Augusta Twp Barton Hills Bridoewater Twp Chelsea Dexter Dexter Twp Freedom Twp Lima Twp Lodi Twp Lvndon Twp Manchester Manchester Twp 1990 111 ,801 2,292 4,415 320 1,304 3,772 1,497 4,407 1,486 2,132 3,902 2,228 1,753 1,739 2000 115,012 3,763 4 ,813 335 1,646 4,398 2,338 5,248 1,562 2,517 5,710 2,728 2,160 1,942 2020 116,933 4,676 6,605 375 2 ,538 6,652 5,216 5,791 1,849 3,828 7,435 3,230 3,326 2,715 1.,;nange 2000 to 2020 1,921 913 1,792 40 892 2,254 2,878 543 287 1,311 1,725 502 1,166 773 Community Milan City (Wash Co.) Northfield Twp Pittsfield Twp Salem Twp Saline Saline Twp Scio Twp Sharon Twp Superior Twp Sylvan Twp Webster Twp York Twp Ypsilanti Ypsilanti Twp County Total : 1-~ _..,,.,., ~ l ~;,. 1990-2000 I l u.,:i.:-,,, "" r ........ "' Change 2000to 2020 1990 2000 2020 3,060 6,732 17,120 3,734 6,660 1,276 9,097 1,366 8,720 2,508 3,235 6,225 24,846 45,307 3,065 8,252 29,801 5,562 8,034 1,302 13,421 1,678 10,740 2,734 5,198 7,392 22,362 49,182 3,768 10,717 52 ,918 9,940 9,871 2,332 19,618 2,506 15,958 6,527 9,852 9,536 22,908 63,128 703 2,465 23,117 4,378 1,837 1,030 6,197 828 5,218 3,793 4,654 2,144 546 13,946 282,934 322, 895 410,748 87,853 Figure 2-3: Regional Population Trend s Sources: US Census, SEMCOG, Ml Demographer: Jackson, Lenawee;Tn-County Region : Ingham County. Table 2-1 : Washtenaw County Local Un its of Government 2000 Population and 2020 Projections Source: 2000 US Census and SEMCOG 2030 Regional Development Forecast Page 2-4 1\ Sense of Place, A Sustainable Future �2.3 Demographics Age The greatest percentage of the current population, 36 percent, is within the 35 to 64 age group (Figure 2-4). This age group will continue to hold the largest percentage of the population through 2020. Currently, there is an even proportion of the population four years and younger, and 65 years and older. This percentage is expected to change in tl1e future, children under four years is projected to comprise seven percent, whereas the population greater than 65 is expected to increase to 13 percent (51,529 residents) of the total County population (SEMCOG 2020 Regional Development Forecast). This trend is due to the aging baby-boomer generation, and will be common to most communities nationwide. Educational Attainment and College Enrollment The educational level of Washtenaw County residents falls above the average for the State of l\fichigan. In 2000, 48.1 percent of Washtenaw County's population above age 25 held a bachelor's degree or higher. This exceeds the State of 11ichigan with 21.8 percent of its population holding a bachelor's degree or higher. Washtenaw County is also home to a number of colleges and universities. The County has seven postsecondary institutions that have a combined approxin1ate enrollment of 80,000 students. The six institutions consist of four public institutions (The University of l\1ichigan, Eastern Michigan Cmversity, and Washtenaw Community College), and three private institutions (Concordia University, Cleary Umversity, Ave Maria College and Ave Mana School of Law). Diversity \X'ashtenaw County has a diverse populaoon. The latest census (2000) reveals that \\·ashtenaw County has 12.3 percent of its population who consider themselves as "\frican "\merican, and 6.3 percent who consider themselves as Asian. Less than three percent of the population consider themselves as two or more races. People who consider themsclve, as I Iispamc or Latino, who can be of any race, compnse 2.7 percent of the population. Table 2-2 provides the number of persons 111 Washtenaw County by race, as well as the percent of total County population by race . •-\ Comprehensive Plan For \X'ashrenaw County 180,000 , 160,000 [■2oool ~ 140,000 C: .!2 120,000 ~ 100,000 g- 80,000 a.. 60,000 84 009 7 40.000 1 20.000 1 0 +--'- --'L...,..._._,_.___,__~ 0-17 18-34 - L--IL...,.----""..._--'----, 3~ 65• Age Group Figure 2-4: County Population by Age Source: 2000 US Census and SEMCOG Race People % White African American American Indian and Alaskan Native Asian Native Hawaiian and Other Pacific Islander Some other race Tw o or more races 249 ,916 39 ,697 77.4% 12.3% 1,161 20,338 0.4% 6.3% 126 3,364 8,293 0.0% 1.0% 2.6% Total County Popu lation 322,895 100.0% Hispanic or Latino/ Not Hispanic or Latino People % Hispanic or Latino* Not Hispanic or Latino 8,839 314,056 2.7% 97.3% Total County Population 322,895 100 .0% • Hispanic or Latino can be of any race . Table 2-2 : Race and Hispanic Origin, Washtenaw County, 2000 Source: 2000 US Census Page 2-5 �•• .. • · ... ·.·.,_ ~-,•_.:.!_t.:~ ...-·"'•-·-· • • > ·-·~-:....._·:'_•. _ ....... _.~• ,~' I - - • ' 't • • ~'~.1~""~~ '-~~ ··- -. _· .- - . .... 2.4 Economy Labor Force The labor pool is defined as residents over the age of 16. The number of residents in the labor pool that are employed comprise the labor force. \X'ashtenaw County's 2000 labor pool consisted of 259,162 people (Table 2-3). Of these, 69 percent are in the labor force either in the armed forces Qess than 1° o), an employed civilian (96°-o), or an unemployed civilian (3.8%). Compared to the State of fichigan, Washtenaw County has a greater percentage of residents in the labor pool and the same percentage of employed labor force. Four percent of the County's workforce population is currently unemployed. This is lower than tl1e unemployment rate for the State of i\fichigan (5.8%) (Figure 2-5) . Within the County, most local units of government have unemployment rates between one and four percent. The female labor force participation rate is at a level comparable to the male participation rate (over 80%), which mdicates that most households are supported by two incomes. Given the high education levels of our work force, this 1s unlikely to change. 2000 Emclovrnent Sector Agnculture, Mining, and Natural Resources Manufactunng Commun,cation and Persons Employed 2020 Percent Persons Employed Percent 4,549 2% 4,751 2% 34 ,517 15% 44.292 16% Utlil1ty 8.916 4% 10,411 4% Wholesale Trade 6,618 3% 9,172 3% Retail Trade Finance, Insurance, anc 38,888 17% 47,211 17% Real Estate 10,729 5% 13,163 5% Services Public Administration 119.998 52% 140,323 50% 7,960 3% 10,418 4% Total Employed 232,175 100% 279,741 100% Table 2•3: Labor Force Employment in Michigan and Washtenaw County Source: 2000 US Census The percentage of population in me labor force cohort of 18 to 64 years old is expected to decrease slightly from 70 percent to 67 percent between 2000 and 2020. Given the general aging of me population 111 Michigan and tl1roughout the nation, Washtenaw County's workforce position is not projected to worsen over the next two decades. The number of college students in mis population balances this negative trend. Reg10nal Share of Jobs and Ratio of Population to Jobs A net migration of workers indicates strong job formation compared to tl1e region. Washtenaw County has a large amount of workers commuting into me County to work. ,\ccording to the 2000 U.S. Census, over 70,000 people commute mto the County, compared to 40,000 County residents commuting out of the County for work. In 1990, the ratio of residents (16 years and older) in the labor force to jobs was 10:7. In 2000, this ratio is nearly 10:8. Over the next twenty years, job growm is projected to increase by 20.5 percent, from the current 232,175 jobs in the County to 279,741 by 2020 (an increase of 47,566 jobs). [i WashleMW County --- Mchigan Unled Stales Figure 2-5: Unemployment Rates . 2000-2004: National. State and Washtenaw County Source: Michigan Department of Economic Development Median Income Washtenaw County's median household income is $51,990 (2000 U.S. Census) . This far exceeds the median household income of the state, at $44,667. Similarly, the per capita income for Washtenaw County of $27,173, is also higher man the $22,168 state per capita income. Page 2-6 A Sense of Place, A Sustainable Future �-, ----. ·· . , - - --,,. · -- , - • -.,.. . ·-· , 1 • · - - • .. -, , --., Employment Sectors Employment is divided into eight industries (fable 2-3). The service industry 1s the largest, employing over half (52%) of the workers. Other industrial classes for which many people arc employed include the retail industry (17%) and the manufacturing industry (15%) . Only five percent were found to be working in the F.I.R.E. Sector (Finance, Insurance, and Real Estate), closely followed by the Transportation, Communication and Utility Industry (4°·o). The industries that employ the fewest workers are Public Administration (3%) and Agriculture, Mining, and atural Resources (2° o). Transportation, Communication and Utility play a relatively high role in Ypsilanti Township while the Agriculture, Mining and Natural Resource industry employs only two percent of the County population. This industrial sector is important for Bridgewater and Saline Township where up to 55 percent of the workers are employed by this industry. 2.5 Land Use There are approximately 462,325 acres of land in \v'a shtenaw County. In 2000, most of the land (82%) was in use as active agriculture or was in an undeveloped state. The built environment accounts for the remaining 18 percent. Figure 2-6 shows the land uses categories as of 2000 for Washtenaw County. Between 1990 and 2000, developed land categories 111creased while active agricultural lands, wetlands and woodlands decreased (fable 2-4). During this same period, cultivated grass lands and shrub lands increased by 19 percent. This indicates that the loss of agricultural land has not only been due to development pressure but also economic forces. Continued decrease in agricultural lands and wetlands and woodlands is expected through 2020 given the current preservation policies and residential densities allowed under local unit of gO\·ernment master plans and zoning ordinances. Parkland is an important resource for County residents. The Pinckney and \'{'aterloo State Recreation areas are located in tl1e northwest portion of the County, comprising nearly 14,000 acres of land 111 Lyndon, Sylvan and Dexter Townships. Other contributors of parkland 111 the County 111clude the I luron-Clinton Metropark ,\uthority (1,700 acres), \Yashtenaw County Department of Parks and Recreation (1,378 acres), and local urnts of go\·ernmcnt (4,557 acres). .Ji•• l >--- •- r CommuJ;lity, .Profile ' - . 2000 2020 Persons Persons Employed Percent Employed Percent Em olovm e nt Sector Agriculture , Mining, and Natural Resources 4,549 2% 4,751 2% Manufacturing Transportat10n , Conm.,nicat1on and Utlilrty 34 ,517 15% 44 .292 16% 8.916 4% 10.411 4% Wholesale Trade 6,618 3% 9 ,172 3% Retail Trade Finance, Insurance , and Real Estate 38 ,888 17% 47 ,211 17% 10,729 5% 13,163 5% Services Public Adrnirnstral1on 119,998 52% 140,323 50% 7.960 3% 10.418 4% Total Employed 232,175 100% 279,741 100% Table 2-3 : Number of Jobs by Employment Sectors, 2000 and 2020 Source: SEMCOG Regional Development Forecasts 1990 Land Use Cateaorv Active Agriculture Commercial & Office Cultura l. Outdoor Recreation & Cemetery Extractive & Barren Cultivated Grassland , & Shrub 2000 1990-2000 Percent Acres o/, Total Acres % Total Chanae 221 ,290 48% 191145 41% -14% 3.936 1% 4,607 1% 17% 6 ,319 1% 7,783 2% 23% 1,339 0% 1,617 0% 21% 49.774 11% 59,056 13% 19% Industrial 7 528 2% 8658 15% Institutional Mult1-Fam1ly Res1dent1al Single-Family Residential Transport Comm . & Utility Under Development 4,721 1% 5.359 2% 1% 2,703 1% 3.480 1% 29% 51 .960 11% 67.421 15% 30% 4,819 1% 4.866 1% 1% 2.836 1% 2% 4.818 1% 70% 10,134 2% 1% -2% Water !Woodland & Wetland Total 10,063 95,036 21% 93 .381 20% 462,324 100% 462,325 100% 14% Table 2-4: Land Uses m Washtenaw County, 1990 - 2000 Source: SEMCOG Land Use/Land Cover ,\ Comprehensive Plan Por Washtenaw County Page 2-7 �Figure 2-6: Land Uses in Washtenaw County, 2000 t o I ,4 • . a• ·-.-,4~·~ , .. .... . ...-- ~ D N ' + -~~~i~~~~~~~~~~~~~~~ Jurisdictional Boundary Highway SEMCOG 2000 Land Use/Land Cover CategorieCJ CJ .Active Agriculture Commercial and Office Cultural, Outdoor Recreation and CemeteryCJ Extractive and Barren Grassland and Shrub Industrial Institutional Multiple-Family Residential D D Single Family Residential Transport, Communication and Utility D Under Development □ Water Woodland and Wetland Source: SEMCOG Land Use/Land Cover Page 2-8 A Sense of Place, A Sustainable Future �2.6 Housing Units There are 131,069 housing units available in \'{'a shtenaw County (2000 U.S. Census) . These units are spread throughout the County, however, similar to the population, most are located in the urban centers and surrounding townships. Sixty percent of the units are owner-occupied, an increase from 1990 to 2000 (fable 2-5) . This trend is expected to continue. The City of Ann Arbor and the City of Ypsilanti, both college towns, are below the County average for percent owner-occupied units. The highest amount of owner occupied units within Washtenaw County is found in Lodi Township at 95 percent. 1990 2000 Units 'lo Units 'lo Rent 46.743 45% Own 57.785 55% 50.481 74.846 40% 60% Table 2-5 : Housing Unit Types in Washtenaw County, 1990 - 2000 Source: US Census By 2020, the County 1s expected to total 169,613 households, requiring an additional 38,544 housing mi.its, an increase of 29 percent. All local governments are expecting rncreases, with the greatest increases occurnng in communities projected to experience the greatest increase in population (Pittsfield, Ypsilanti, and Scio Townships). J\ variety of housing unit types are found in \X'ashtenaw County: apartments, condominiums, townhouses, historic homes, farmsteads, suburban and lakeside residences, and manufactured housing, to name a few. The majority of units are single family residential. Projecting 1998 to 2002 housing trends to 2020, single-family residential is expected to increase at a greater rate than multiple family residential or manufactured housing units (Figure 2-7). 120.000 1 104-t1S 1 00 .000 80.000 ■ 2000 ~ 0 i 2020 16 820 60 000 40 .000 20,000 9 oe, '> ~38 0 ~ S1ngl• Fam11v Oetacned Mult,ple Family Manulactureo Home Housing Type Figure 2-7 : Number of Housing Units in Washtenaw County, 2000-2020 Sources: US Census and SEMCOG Regional Development Forecasts .\ Comprehensive Plan For \X'ashtcnaw Counn Page 2-9 �' •• :!!IIL•-; -:, ,.:.' ' ~ ' ! -"-~:..J..-_1.,,.: -L~~I .J.!.....a,,~ I I ~~- L- , , ~.... j I~ F I• I • ;·...:__!.L.~-~-- ..... _ --'~•- •- 2.7 Transportation Network A transportation network allows people and goods to move about safely and efficiently. The network services those with destinations in tl1e County, as well as those needing to pass through the Cow1ty to get to a final destination point. The County's network is used by people and businesses throughout the midwest as the County is in close proximity to major cities. In Washtenaw County, highways and roads, railroads and air are the available transportation modes. Table 2-6 presents tl1e major modes of transportation available and Figure 2-8 shows their locations in the County. Michigan Public Act 51 of 19 51 defines how the state spends nearly $3 billion annually to support local roads, state highways, bridges, buses, trains, on-road bicycling, sidewalks and other transportation options. These funds come from the gasoline tax; registration fees on cars, trucks, and aircraft; and a tax on the sale of motor vehicles and their parts. Key organizations involved with planning, monitoring, maintaining and improving the transpor tation network in \Vashtenaw County include: • • Local City and Village Governments Washtenaw County Road Commission (WCRC) Michigan Department of Transportation (MDOT) Washtenaw Area Transportation Study (WATS) Southeast Michigan Council of Governments (SEMCOG) Ann Arbor Transportation Autl1ority (AATA) Type of Transportation Availability in Washtenaw County Main Highways 1-94, US-23, US-12, M-52 , M-153, M- 14 Rail lines Amtrak; Ann Arbor Railroad ; Norfolk Southern ; and Tu scola Saginaw Bay Ra ilway Airports Ann Arbor Municipal Airport; Willow Run Airport (owned and operated by Wayn e County) Table 2-6: Summary of Transportation Modes in Washtenaw County, 2000 Source: Washtenaw County Department of Planning and Environment Road improvements (federal-aid eligible roads only) planned for the future are identified in the 2030 Long-Range Transportation Plan for \Vashtenaw County. Of the 555 transportation improvements necessary to support projected growth through the year 2030, funding is available for only 429 projects (17%). To ensure that funds are used in the most effective manner, the Michigan Department of Transportation (MDOT) refocused its investment strategy as "Fix It First - Fix It Right far Michigan. " This strategy focuses on existing roads rather than constructing new roads. In addition limited resources also limit local units of government with maintaining and rehabilitating local roads. Page 2-10 A Sense of Place, A Sustainable Future �Figure 2-8: Transportation in Washtenaw County ----- --- - 2 □ Junsd1ct1onal Boundary N H1ghway N MaJor Road Road -v Railroad X, Public Airport Public or Private A1rf1eld or Landing Stnp 0 2 4 Miles + N Source: Washtenaw County Department of Planning and Env,ronment ;\ Comprehensive Plan For \v'ashtenaw County Page 2-11 �l Ch~pter 2 ,._ ..._ ._ .._ - -:: - T ',_. I "II • _t._ • •- • ~ Transit Transit is available in urban areas and some smaller cities and villages (Figure 2-9). Providers include: • Ann Arbor Transportation Authority (AATA) provides fixed-route and paratransit services, a ible door-to-door service for the elderly, disabled or economically disadvantaged flex- • Chelsea Area Transportation System provides small bus transportation that transports residents from Chelsea and Dexter to the AATA line in Ann Arbor • Manchester Senior Citizens provides small bus transportation to seniors within the Village of Manchester • Manchester Community Resource Center provides demand-response service to residents within the Manchester School District • Milan Public Transit provides demand-response service to seniors, disabled and economically disadvantaged persons in Milan City, and Saline and York Townships • Neighborhood Senior Services provides demand-response service to elderly and disabled residents in Washtenaw County • Northfield Human Services tailors transit packages to meet specific needs of \'(Tashtenaw County residents Page 2-12 A Sense of Place, A Sustainable Future �,,,....-T' - ·_ , · _. 1 -~~~~~,~.---- ·.. ··.. ' . : -. ' . ,. , . . - : - .s-.., - ·· .- . . -, , - - - . ·-. '; • . - • •~~ ,,. ~ .--- .... .-,,.. • ~ - - • • 1 -~ '~Communihr'P.rofile ;~:J i' • • • ", I ~\, Figure 2-9: Fixed Transit Routes Available in Washtenaw County - 2 D Jurisdictional Boundary TRANSIT PROVIDER N N Highway Major Road Road N CATS N MTA 0 2 4Miles+ University of Michigan Source. Washtenaw Area Transportation Study .-\ Comprehensive Plan For \X'ashtcnaw CountY Page 2- 13 �Chapter 2 • • • I _ ~ ... , • ~ - I I i / _ > ~ • l , • I 2.8 Water and Sewer Services All cities and villages in \"'v'ashtenaw County have both water and wastewater service. There are two primary water and/ or sewer service providers in the County: Ypsilanti Community Utilities 1\uthority (YCUA) and the City of Ann Arbor. YCUA serves communities with.in Washtenaw and Wayne counties including Washtenaw County communities of the City of Ypsilanti, Ypsilanti Township, I\ugusta Township, and portions of Superior, Pittsfield and York Townships. Ann A.rbor Water Utilities serves the City of Ann Arbor and portions of Ann Arbor Township, Scio Township and Pittsfield Township. Other water and sewer providers include the cities of Saline, Chelsea and Milan, the villages of Dexter and Manchester, Salem and Northfield Townships, Sylvan Township Water and Sewer Authority, Multilakes Water and Sewer Authority, Portage/Baseline Lake Water and Sewer Authority and other small service providers. Sources for public water systems include the Detroit River (YCUA), the Huron River and groundwater. In general, the water service areas mirror the sewer service areas, the locations of which are shown in Figure 2-10. In recent years, sewer extensions to lakeside residential communities have been necessary. Aging infrastructure of private systems have led to septic failures, which in turn cause contamination to the lakes. To date, most of the lakeside communities with sewer services are in the northwest portion of the County. Page 2-14 A Sense of Place, A Sustainable Future �Figure 2-9 : Current and Future Sewer Service Areas , 2000 s D Jurisdictional Boundary N Roads D Lake Sewer Service Status D Current D D Potential (per LUG Master Plans) Projected (per Planned Construction) --- - 2 0 2 4 MIies Source: Washtenaw County Dept. of Planning and Environment A Comprehensive Plan For \Xlashtenaw County Page 2-15 �Chapter 3 Landscapes A Comprehensive Plan For Washtenaw County �L Washtenaw County Lyndon Township Dexter Township Webster Township Salem Township Northfield Township I I I Sylvan Township Sharon To'Wnship Lima Township Freedom Township I Barton Hilh. Ann Arbor Village Township Ypsilanti City Lodi Township Pittsfield Township Manchester Township Saline Township / / Superior Township Scio Township York Township Bridgewater Township / Ypsilanti Township Augusta Township .-\ Sense of Place, A Sustainable Future ----..- �Landscapes 3.1 Purpose Land use is a primary element in creating a sense of place. Land use decisions impact transportation patterns, proximity of homes to work, amoun t and location of nature preserves and spaces for social interaction. Currently our rural and urban areas each have a sense of place with distinct characteristics and defined boundanes. Development patterns that consume land and resources and promote auto dependency are not sustamable. As one-dimensional subdivis10ns and roadside residential developments appear between communities and within the rural countryside, our sense of place diminishes. 3.2 Resident Comments Many residents find Washtenaw County a desirable place to live because of clearly defined communities, sense of community, and small towns separated by rural landscapes. Residents recognize that current trends are unsustainable and threaten this sense of place. Their comments identify many land use challenges for the County to address over the next 20 years. Landscapes Goal The followtng goal of the landscapes element is based on resident input and analysis of conditions and trends: Highlights of Resident Comments from Regional Workshops For a complete list of resident comments see the Public Parncipaaon Support Document. • Commuruty character 1s being destroyed by development patterns. Townships are becorrungAnpvhere USA, suburban developmen ts are absent of commuruty, and the uruque identity of small towns and hamlets must be maintained. Recent developments are not designed to foster commuruty and are detracung from our current sense of place, and strip developments weaken clear boundaries between communmes. Opporturuties to promote commuruues 111clude increas111g residenual densHJes where seffices and relauvely large populauons already exist, encouraging rruxed-111come developments, and integraung de,,elopment with ex1st111g villages, rather than building new developments without connecuons to existmg commuruues. GOAL Promote an efficient pattern of development that maintains our sense of place, preserves our natural resources and reduces the effects of sprawl. H igh density, rruxed-use development 111 urban areas, c1t1es, and villages may mvoke a negat1ve percepuon. T here 1s an opporturuty to change percept1ons by devclopmg well-designed prototypes that promote high-density, nuxcd-use de,·elopment as an attractwe alternauve. Co11/11111ed 011 next page .-\ Comprehensive Plan For \'<fashtenaw County Page 3-3 �Chapter 3 Highlights of Resident Comments from Regional Workshops (Continued) • Planrung tools are either lackmg or antiquated. Some residents do not see a plan for development, but sporadic development occurring across the county. Local governments may lack tools to change undesirable development pattern . Communities need innovative planning and s1te design techruques, updated zorung regulations for nurumum lot sizes, setbacks, road widths, parking, and legally defensible master plans and ordinances. Also, site design has not kept pace with best management practices for watershed management. • Rural character is being ruined by rural subdivisions and roadside homes. Opporturuties to counter the erosion of our rural areas mclude mcreased densities 111 cmes to relieve pressure on rural areas, reduced densities 111 the rural areas (40 to 50 acre nurumum lot sizes), and site design techruques such as clustermg and planned urut developments. • Agricultural land should be retamed for lustoric and educational value. • Open space and connections between residences are lacking. There are opportunities to preserve open spaces durmg land development by preservmg a portion of the site in its natural state and preventing residences as a by-right use in conservation/ open space districts. • Tax base is limited for cmes that cannot easily expand their boundaries and townships that have a great deal of non-taxable public land. Local uruts must balance land use with revenue and service delivery in the next twenty years. • Neighborhoods and communities should be designed to reduce traffic congestion and provide diverse opportunities for access to community activities • Cooperation with regard to land use decisions is a maJor challenge. The Comprehensive Plan for \'\'ashtenaw County is an opportunity for all local uruts to be uruted in one vision and agree upon and 111tegrate the goals, objectives, and recommendations rnto their plans. Sustainable settlements require m aking cities more urban and making the countryside more rural. - Peter Ne111ma11, Toivard Suslainable Co,mm111ities Page 3-4 A Sense of Place, A Sustainable Future �Landscapes 3.3 Condition and Trends Landscapes describe a culmination of characteristics including transportation systems, land uses, densities, intensities, open spaces and architectural design. The combination of these characteristics produces vibrancy, personality and sense of place. The locations of the landscapes in 2000 are presented in Figure 3-1. \Vashtenaw County can be described in terms of five landscapes, listed below. Urban: Vibrant centers consisting of a variety of land uses, from historic downtowns and neighborhoods to higher density development and employment centers. A range of housing options are available, along \,vith transit, bike paths, and pocket parks. Streets generally follow a traditional grid pattern. Our urban landscapes are known for their cultural and ethnic diversity, natural features, educational opportunities, the arts and sporting venues and world-class health care systems. Urban areas include the City of Ann Arbor, the City of Ypsilanti and higher density uses surrounding them. Urban Landscape Small City and Village: Quaint and functional downtown main streets, aligned with historic and architecturally appealing buildings. Generally mixed-use developments have first floor retail, office/ service uses and second story residences. Other features include relics from the past, such as mills, churches, civic buildings or a community park. Established higher density residential typically surrounds the center (six dwelling units per acre), and streets are on a grid pattern. Villages are walkable and public transit may or may not be available. The cities of Chelsea, Milan and Saline, and the villages of Dexter and Manchester are included in this landscape type. Small City and Village Landscape Suburban Landscape Suburban: Single-family subdivisions and commercial and office uses frequently located in strip centers along major roadways. They offer a housing choice not available in otl1er landscapes: single family residential units, with private yards and garages, and neighbors in close proximity but not so close as to be sharing walls. The lack of local employment centers results in heavy peak hour traffic conditions as residents commute to work. Rural-Residential: Large-lot subdivisions and roadside residences scattered along the two-lane rural collector and gravel roads. Lower construction costs, large homes, a desire to live in the country may be influences that attract new residents to rural areas. Rural: Recognized for agriculture operations, park.lands and vast open spaces. The transportation network generally consists of the County and State roads, paved and gravel. Scenic vistas of open space, agricultural fields, barns and farmsteads and historic resources are enjoyed by visitors and residents alike. Hamlets, lakeside residential communities and most of the southwest and nortl1west townships consist of the rural landscape. A Comprehensive Plan For \'(/ashtenaw County Rural Residential Landscape Rural Landscape Page 3-5 �Chapter 3 Figure 3-1: Landscapes 2000 Quaint, smaller cities and villages clearly separated by the Rural landscape promotes a strong sense of place. Urban centers offer access to world-class health care facilities and unique cultural and recreational resources Agriculture and rural character are prevalent in western communities Suburban development in close proximity to urban areas 1---jy~-f:::f'._.{-.lLl_ W.-.L--WJ..;.,.:J;;:;::::;i.:::i Source : N Page 3-6 N Primaiy Reads - Park • l.Jrmn D &lbuban (1/4 -1 acre lots) - VillqJe Harrie: D • Rural Residertia Rural (5+ acre lots) 2 0 2 4 Mies+ \'Vashtcnaw County Department of Planning & Ennronment A Sense of Place, A Sustainable Future �Landscapes Trends \v'ashtenaw County's populat1on 1s projected to mcrease by 87,853 people 111 the next 20 years, a 27 percent increase. The number of households is expected to increase to 169,613 by 2020, a 35 percent increase (Figure 3-2). The increase in households is greater than the increase in population because the number of people per household is steadily decreasing and this trend is projected to continue through 2020. Growth is projected to occur in every local unit of government. Only slight population increases are expected in the urban areas (4.1 %) and smaller cities and villages (10%). Townships surrounding the urban areas, particularly in Pittsfield and Ypsilanti, will increase the most (44%), and the northwest and northeast townships are pro1ected to have the highest percent 111creases 111 2000-2020 population, with a 30 percent population increase. Lyndon Township in the northwest is the exception, as over half of its land 1s State parkland and therefore not available for development. 450,000 +27 .2% 400 ,000 350 ,000 300 ,000 250 ,000 +22 .6% 200 ,000 150,000 100,000 50,000 0 Popuabon [_§ ---~== Land consumption per household is rising. In 1990, the average household consumed slightly less than 0.5 acres. By 2020, the average household will consume 0.78 acres (Figure 3-3), a 56 percent increase. The consequence is more land consumed at a faster rate than population mcrease. Growtl1 will change our landscapes. Households expected by 2020 were calculated using a GIS model that allocated growth by Traffic Analysis Zone (fAZ) and densities from local government master plans. Residents identified several issues regarding this projection: increased suburban expansion, loss oo¾ of community character, increased so% I 0 2000 congestion, poor opportunities for ■ 2020 transit due to low density residential 70% development. figure 3-4 shows the 60% pro1ected change 111 acres for each land50% scape between 2000 and 2020, based 40% 1 on current local government master 30% 1 plans. uburban development 11120% 1 creases by 140 percent, rural roadside 10% or subdivision homes by 47 percent, CIIII~ 0% while rural lands decrease by 16 perSuburban U-ban ~ra1 Otes and Hamets Resident,al Villages cent. Figure 3-5 depicts landscapes in Figure 3-4: Change in Acreage for Landscape Types, 2000-2020 the County 111 2020. cl Households ■ 2020 Figure 3-2 : Washtenaw County Trends, 2000-2020 Source. SEMCOG 1fill..Q 2.04 Households/ Acre 1.Q.!!_Q_ 1.85 Households/ Acre 2020 1.29 Households/ Acre Figure 3-3 : Residential Land Consumption Source. SEMCOG ell . _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _....::,__ _ _ _____J Based on Loca l Government Master Plans Source: Washtenaw County Department of Planning and Environment , \ Comprehensive Plan For \'v'ashtenaw County Page 3-7 �Chapter 3 Figure 3-5: Landscapes 2020 Based on Local Unit of Government Future Land Use Plans Loss of sense of place due to increased low density suburban development around smaller cities and villages Loss of agricultural lands due to economic and rural development pressure Loss of rural character and scenic vistas to roadside residences , lot splits and rural subdivisions Loss of community identity from continued expansion of suburbs outward from urban centers N Page 3-8 N Primary Roods • Parks • - Url:En Vlllcge Hania D Subl.J"ban (1/4 -1 acre lots) • Rural Residertia D Rural (5+ acre lots) ~~~~4 Mies+ Source: Washtenaw County Department of l'lanning & Em·ironmcnt and Local Umr of Government 1\ laster Plans 1\ Sense of Place, A Sustainable Future �Landscapes 3.4 An Alternative Future Land Use Communities of \'v'ashtenaw County are at a crossroads. \'v'e can continue m our present sprawling development pattern or we can adopt strategies to develop in a sustainable fashion that will retain sense of place. The proposed Future Land Use pattern for Washtenaw County is an alternative growth scenario which captures the desires and sentiments of residents expressed during the regional planning workshops (Figure 3-6). Key recommendations to maintain our sense of place include: • Channeling future development to infill sites in already urban and suburban areas, making the best use of existing infrastructure and providing the tax base needed to continue to provide public services. • Development of new Activity Centers, located at select interchanges, that provide a higherdensity mix of housing, work, and leisure opportunities and fi.-xed route transit service to cities and villages. • Infill development surrounding our villages that acts and feels like traditional village neighborhoods with interconnected streets that allow walking and bicycle access to "Main Street." • Maintaining the economic viability of farms through an aggressive program of developing new markets for locally grown food products, sustaining supporting infrastructure, and promoting public policy in families of farms. • Developing regional open space systems that define our communities, preserve our natural resources, and provide recreation and non-motonzed transportation. • Appropriate level of rural residential development that does not overburden the rural road network and is sensitive to rural character in location and design. • Local governments finding new ways to work together, forming Urban Service Districts to promote infill development, regional open space systems, and public services through revenue sharing arrangements. Unique historic resources remain a visible part of our hentage including one-room schoolhouses, centennial farms, and champion trees . .A Comprehensive Plan For \Xlashtenaw County Page 3-9 �Chapter 3 Figure 3-6: Recommended Potential Future Landscapes Sense of place maintained by preserving open spaces around activity centers Small city and village development is sustainable: encouraging social interaction and environmental health New activity centers promote mixed-use, pedestrian friendly development, homes in close proximity to work and densities that support transit Infill and redevelopment in urban areas results in an efficient use of existing infrastructure and needed tax base Limited development of ural roadside homes and subdivisions in rural areas due to infill development in smaller cities Infill development in suburban areas at higher densities reduces greenfield development and supports transit Agriculture remains viable through new markets and reduced development pressure Connected system of open space provides recreation and wildlife benefits Q • Primary Reads • uroon D Page 3-10 Subtrban (1/4 -1 acre lots) - Small Oties ard Villages • Haniet D Rural (5+ acre lots) • ~ n Space Poter1ial Pctivity C.enter 1/2-Mile Buffer Around Small Qty/Village □ Lake D + Source: \Vashtcnaw County Department of Planning & Ennronmcnt A Sense of Place, A Sustamable Future �Landscapes 3.5 Infill Development By 2020, an additional 38,544 housmg units are projected to accommodate 87,853 new residents. Promoting residenb.al growth 10 10fill sites can accommodate nearly double the amount of residential uruts designated in current master plans. Approximately 12,950 acres of vacant, developable land planned for residential use exists in urban centers, existing suburban areas, and smaller ob.es and villages and areas surrounding them (Figure 3- 7). At current densib.es, these areas allow for approximately 25,960 units. I Iowever, at proposed densities (Table 3-1 ), approximately 48,630 units can be provided if infill development is promoted, a 22,670 unit 10crease. This number does not take mto account redevelopment projects or the development of new activity centers (See Section 3.6). New acb.vity centers could accommodate an additional 21,385 units if planned according to recommended guidelines. Together, these two land use strategies could accommodate 70,015 units, which is 182 percent of the new housing units projected to be needed by 2020. The projected 38,544 housing units needed by 2020 can be added to our County with less impact to the rural landscape or expansion of suburban landscapes. Infill areas in existing cities and suburban areas and new activity centers can accommodate 182 percent of our future housing needs. Methodology for Calculating Infill Development Figure 3- 7 and Table 3-1 present the results of the infill development analysis. Areas of vacant, developable lands planned for residential uses were identified withm the urban, suburban and smaller c1b.es and villages landscapes. Master plan densities were applied to the vacant, developable residential areas, and the number of hous1ng uruts calculated. Densities were 10creased according to the following development standards for residential infill development: • Urban Areas: Range of residential from smgle- to multi-family developments (average 12 uruts / acre) • Small Cities and Villages: 12 units / acre average in downtown areas, 6 uruts / acre average 10 areas onehalf mile surrounding the city or village core • Suburban redevelopment: 4 to 8 units 7acre average • ew activity centers: 50 percent of total lands for residential at 8 uruts / acre average The following rules were used for the analysis: Landscape Potential Amount of units allowed vacant, Housing units under developed land allowed compact planned for under current development residential use densities densities Difference • Greater densities were used when plans specified ranges of residenual densities Urban 1,025 5,069 8,616 3,547 Suburban 5,526 13,475 21 ,925 8,450 • Suburban mfill areas were increased to the next greatest density. For example, areas of one unit/ acre were 10creased to 4 units / acre; areas of 4 uruts / acre were increased to 6 uruts / acre. Small Cities and Villages Areas Around Small Otes and Villages 748 2,775 3,598 823 5,649 4,645 14,491 9,846 Total: 12,948 25,964 48,630 22,666 • r\gncultural and conservab.on land use denslb.es were left unaltered. A. Comprehensive Plan For \Vashtenaw County Table 3-1 : Summary of Residential Infill Development (Units Acres) Source: Washtenaw County Department of Planning and Env,ronment Page 3-11 �Chapter 3 I Figure 3-7: Vacant, Developable Land Within Existing Urban, Suburban and Smaller City and Village Landscapes and Potential Future Activity Centers N D N Page 3-12 Jurisdiction Boundary Roa:! D Urb:ln, Slburban, Smal Oty or Viii a:ie, and New Jldivity Center D Vacant. ~velopat:fo lands V>lith Residential Future Land Use 7000 0 7000 14000 Feet !!!liiil~iiiiiiil ·yA • .• Source. Washtenaw County Department of Planning & Env,ronment, SEMCOG s A Sense of Place, .A Sustainable Future �Landscapes Urban Infill and Redevelopment In addition to reducing development pressure in rural areas, infill and redevelopment have significant benefits for existing urban areas. Vacant parcels and underutilized properties are burdens to communities as these prop erties are often not properly maintained or unsightly, giving a negative social and economic image to the area. Cities are limited with regards to annexing land for tax base; infill development and redevelopment are the primary strategies to generate new tax base revenue. In addition to the acres of vacant available land, opportunities exist for residential and non-residential development. For example, within the City of Ypsilanti, a former paper plant at LeForge and Huron River Drive is currently being redeveloped into a 186-unit high-density residential development. Urban areas provide opportunities for walking, biking and fixed transit services. However, there are land uses within urban areas that encourage transportation by car. Vacant properties once occupied by businesses that promoted use of cars - like hotels or restaurants - have tremendous redevelopment potential. Redeveloping once auto-dependent uses into mixed-use, pedestrian-friendly developments at densities that support transit contribute to a vibrant urban core. Brownfield funds may facilitate tl1e reuse of infill properties. Urban infill and redevelopment projects can have a wide range of uses and residential densities but must be sensitive to surrounding existing uses in terms of uses and scale of development. DETECTIVE 1 Prom o te higher density in fill d evelopment and redevelopm ent within exis ting cities, s ub urban areas, and sm aller cities and villages and areas surrounding them . Recommendation 1.1 Urban Infill Developmen t Ch aracter and Design Encourage infill development within urban centers, mixed-use developments and residential developments that provide a variety of housing options - srngle family, townhouses, apartments and condomimums. New development should be sensitive to the scale and architecture of surrounding properties and natural fea tures, incorporate eyes-on-the-street design and safe pedestrian connections. Recommendation 1.2 Urban Infill Incentives Provide Brownfield Redevelopment r\uthority funds to facilitate redevelopment when appropriate. Recommendation 1.3 Urban Auto-Dependent Uses Target auto-dependent uses within the urban centers as potential redevelopment opportunities for conversion to mixed-use or high-den sity residential uses that are transit dependent. A redevelopment project in the City of Ypsilanti: former paper plant (left) converted into a multi-family development ,-\ Comprehensive Plan For \'v'ashtenaw County Page 3-13 �Chapter 3 Suburban Infill and Redevelopment Existing suburban areas are viable places to live at present. They offer a housing choice not available in other landscapes: large-lot single family residential dwelling units, with private yards and garages, and neighbors in close proximity, but not so close as to be sharing walls. This is a residential option preferred by some County residents. However, as suburban areas expand, increasing traffic congestion, increasing cost for public services, and a loss of sense of place greatly reduces the livability of suburban areas. Infill development of suburban areas should be at densities greater than densities designated by existing local unit of government master plans to reduce development pressure in rural areas, accommodate transit and connect residents with shopping, education and leisure activities. Suburban infill development should be increased from the existing designations of one to six dwelling units per acre to a minimum of four to eight units per acre based on location and compatibility to adjacent uses. The trend of suburban strip centers is uncertain as consumer preferences change to pedestrian-oriented settings, or on-line shopping via the internet. The Urban Land Institute identifies critical challenges and principles for creative redevelopment so that commercial corridors may maintain a competitive edge in the retail market over the next twenty years. Among the opportunities are conversions to mixed-use, creating a sense of place by including public gatl1ering and/ or recreational spaces, attractive architecture, incorporating patios and balconies in housing units, and shops, restaurants that offer a more livable environment that adds to the convenience of daily life. Transit stops should also be part of tl1e overall design. Page 3-14 Recommendation 1.4 Suburban Residential In.ill Encourage infill development in suburban areas to develop at higher densities (4 to 8 dwelling uruts per acre). Recommendation 1.5 Suburban In.ill Design Develop model ordinances to ensure des1.red character of community is retained: architectural guidelines, landscaping, signs, lighting, parking, access management, cellular towers, utility lines, etc. so that infill development contributes to commuruty character Recommendation 1.6 Suburban Strip Centers Work with suburban communities to identify struggling strip centers for conversion into communities. Example of a commercial strip center conversion Source: UL/ Ten Principles fo r Reinve nting America's Suburban Stri ps A Sense of Place, A Sustainable Future �Landscapes Small City and Village Infill and Redevelopment Small cities and villages are pnmary activity centers for the rural townships surrounding them. T hey have reta111ed significant histonc character, though because of this ambience, they have attracted a considerable amount of suburban development. As more low density development surrounds these places, negative impacts 10cluding traffic congestion on main streets, and use of village amenities by surrounding commumties results in a heavy cost burden for city and village residents, which are expected to 10crease. Reducing negative impacts to villages and smaller cities and making future development more livable can be aclueved by changing the existing land use patterns in areas planned for residential uses surrounding our villages. The density of development within a ½ mile of the existing village limits should be developed at higher densities (e.g. six dwelling units per acre average that currently exists 10 neighborhoods surrounding the villages) and a grid system of roads with sidewalks should be required to provide convenient and alternative vehicle and pedestrian access to down town main streets. Although infill and new activity center development eliminates the need for dwelling units to be built in rural areas, dense, 10ward growth will not occur on its own. One technique for encouraging infill growth is an urban service district (USD). A USD establishes a boundary between densities that support transit and efficient provision of schools, parks and public safety services, and large-lot residential development serviced by well and septic tanks. Development inside the boundary must be lugher than typ ical suburban Existing Village development to achieve infrastructure Open Space Systems • Dehneates urban and efficiencies and tax base needed to rural areas • Passive recreatt0n provide necessary public services such as opportun1t1es fire, police, parks and recreation. Figure 3-8 depicts the USD Concept. Recommendation 1.7 Small City and Villag e Residential Infill Encourage infill developmcnr w1thrn villages and surrounding villages at traditional village densities (e.g., six dwcllrng units per acre). Recommendation 1.8 Small City and Village Infrastructure Planning Encourage Yillages and surrounding townships to develop Urban ~erY1ce D1stncts surroundmg villages to plan for the water, sewer and transportation services needed for higher density deYelopment. Recommendation 1.9 Small City and Village Road Network Require mfill deYelopment to have a gnd system of roads to reduce traffic congesuon and provide pedestnan access to mam streets. Recommendation 1.10 Small City and Village Infill D esign Develop model ordmances to ensure des ired character of communJty ts rera111ed such as architectural gu1delrnes, landscapmg, signs, l.tght111g and parkmg standards. Higher Density Residential Inside the District • Increased tax base • Reduced cost of prov,dmg road . utllrt1es and pubhc serv1ces • Tax shanng proV1des v,llage and township revenue stream for pubhc services Agriculture and Low-Density Rural Residential • Attracts development into the USO • Ma1nta1ns rural character Figure 3-8 : Urban Service District Diagram A Comprehensive Plan For Washtenaw County Page 3-15 �Chapter 3 3.6 Secondary Development Concept: Activity Centers Activity Centers are areas that have a concentration of residential, employment, retail, commercial and public uses. By concentrating othenvise sprawled development, new centers reduce development pressures in rural areas. Planned correctly, new centers will provide a mix of housing types including apartments and townhomes within walking distance to jobs, shopping and recreation, have larger development sites needed for target industries. Located at major interchanges, activity centers represent an efficient use of existing road infrastructure and have a critical mass of activity needed for transit (Figure 3-9). Examples of activity centers are shown in Figure 3-10. D evelopment of new activity centers can accommodate approximately 21,385 more housing units than provided by current master plans. There are approximately 5,570 acres of vacant, developable land in new activity centers. If 40 percent is developed for residential at an 80 percent efficiency rate, these areas could accommodate 21,385 residential units. Current plan densities allow only for 2,070 units. Some townships have planned large areas of mixed-use activity tl1.rough "Sp ecial Study Areas" (Salem Township), or direct classification of land uses (Northfield Township). Potential activity centers location include the areas immediately surrounding the following interchanges: I-94 and Fletcher; US-23 an d Willis, US-23 and Arkona; US-23 and Nortl1 Territorial, and M-14 and Gotfredson Road. New activity center development requires extensive public discussion regarding the location of these activity centers, infrastructure improvements, intergovernmental arrangements regarding sharing tax base and design standards to ensure that higher density development is contained at intersections and not allowed to sim 1 s rawl outward. OBTECTIVE2 Promote the development of new, compact, mixed-use, transit-oriented activity centers. Recommendation 2.1 Activity Center Uses Ensure a balance of uses with activity centers. Encourage mixed-use transit-oriented development, pedestrian connections and streetscape, a variety of housing options (such as townhomes and apartments at densities of 8 to 25 dwelling units per acre), and minimum t1oor area ratios for non-residential uses, requiring above-store residential units. Recommendation 2.2 Activity Center Locations \X'ork with local governments to identify new activity center locations and interchange improvement funding options and to develop model ordinances. Recommendation 2.3 Activity Center Infrastructure Coordinate the provision of water, sewer and road infrastructure to provide the serv1ees needed to develop activity centers, discourage the sprawl of activity centers and provide tax base revenue shanng where needed. Recommendation 2.4 Activity Center Buffers Discourage activity centers from sprawling into surrounding areas by updating local master plans to provide a clear separation of uses between activity centers and surrounding low density residential uses. [right]) . Recommendation 2.5 Activity Center Model Ordinances Develop model design standards for building heights, setbacks, architectural standards, landscaping, bus shelters, pedestrian pathways, pedestnan parks and / or public gathering spaces, s1gnage, lighting and transit reqwrements. Page 3-16 A Sense of Place, A Sustainable Future Figure 3-10 : New activity centers have direct access to freeways , mixed-use developments, a commercial center surrounded by compact residential development (Sources: The Next American Metropolis [left], Seminole County. Florida HIP �Landscapes Figure 3-9 : Potential A~c~t~iv~it~y~C~e:n:te~r~s~-r-----~-,--------rT~- - - - - - T - - - - - - 7 ~ D 2 Jurisdictional Boundary Primary Reads - A::tivity Cente- A Comprehensive Plan For Washtenaw County 0 2 4 Mies =::::==~ + Source: Washtenaw County Department of Planning & Environment Page 3-17 �Chapter 3 3.7 Rural Landscape In recent years an increase in roadside lots and suburban developments in the rural landscape, have compromed the character of these areas. Under current master plans, it is projected that 13,100 homes will be built in rural areas, representing 37 percent of the total new units projected by 2020. Scattered housing along rural roads destroys priceless viewsheds, decreases the function and safety of our roads by creating too many access points and increases maintenance costs. Roadside development resulting from lot splits of one to ten acre lot sizes allows farmland and open spaces to be carved into small pieces that no longer support a viable farm operation. Rural subdivisions pose conflicts to existing agricultural operations and to the residents who are many times unprepared for rural living with its fertilizer smells and traffic delays caused by tractors on the road. Manufactured housing communities are another major concern for rural areas. Not only do these have urban densities and characteristics, they can easily overburden rural roads and the local unit of government's ability to provide services, due to a lower tax base. Even if infill development is encouraged, development will not stop in the rural areas. Without a strategy to reduce overall development in rural areas, infill, redevelopment and new activity center strategies will simply provide opportunities for additional growth in the county. In other words, we will just grow bigger, not better. Channeling growth to infill areas and decreasing overall growth in rural areas requires a comprehensive set of strategies, all of which must be used to be successful. USDs should also be explored by small cities, villages and townships. The majority of regional growth is allocated to infill development within these areas. A USD will ensure that water and sewer is planned in an efficient manner, and tax revenue sharing arrangements are agreed upon prior to the influx of new development. A major challenge to maintaining rural character is the need for rural townships to increase their tax base to provide services for existing and new residents. \Xi'hile promoting infill and new activity center development will decrease development pressures (and new resident services) in rural areas, these communities will still need additional revenues. Therefore, revenue enhancement programs should be developed as follows: • OBTECTIVE3 Maintain our rural sense of place through land use techniques, economic viability of agriculture and alternatives that provide rural tax base for local governments. Recommendation 3.1 Manufactured Housing Communities Encourage commurutJes to plan cooperatively, providing for regional shares of manufactured housing. Recommendation 3.2 State Legislation Pursue opportunities to change current legislation restricting local unit involvement with regard to manufactured housing community site design and location, and maintaining relatively low reqwrements for contributions to the tax base. Recommendation 3.3 Urban Service Districts Encourage villages and surrounding townships to develop Urban Service Districts surrounding villages to plan for the water, sewer and transportation services needed for higher density development. Supporting Recommendations Economic Development 4.1, 4.2, 4.3, 4.4 Agriculture 2.1, 2.2, 3.1, 3.2 Transporation 3.3, 3.4, 7.1, 7.2, 7.3 Existing vacant or underutilized manufacturing buildings should be actively marketed to target industries that do not depend on urban locations to do business Page 3-18 A Sense of Place, A Sustainable Future �-Landscapes • If successful in developing new agricultural product markets, there is an opportunity for additional food processing facilities to locate in rural areas • Urban Service Districts could be used for tax sharing arrangements between townships and villages. The following rural landscape strategies are discussed extensively in the Agriculture, Economic Development and Transportation Elements of this plan. • Agncultural Viability: maintaining the infrastructure that supports agricultural operations and promoting new markets for agricultural products. • Agricultural Preservation: Preserving a critical mass of land devoted to agriculture. • Agricultural Zorung: Tools and techruques available to local units of government for the preservation of agricultural lands. • Rural Road Capacities: Limiting development along rural roads to ensure a safe and efficient transportation system. • Rural Character: Views of the countryside from Natural Beauty Roads and roads with scenic Vlstas are part of the rural landscape and should be preserved. A Comprehensive Plan For Washtenaw County Page 3-19 �Chapter 3 Recommendation 3.4 Hamlet Plans Develop and implement plans for hamlets to ensure that growth 1s appropriate and sensitive to the existing built environment. Hamlets Hamlets are older residential and commercial centers in the Rural Landscape where a small number of uses have clustered in largely rural areas. The size of a hamlet is much smaller than a village. Typically the hamlet center is located where, historically, major roads crossed, at a time when there were relatively few roads traversing the County. Hamlets tend to have historic or traditional single-family homes, and a mix of non-residential uses, such as a church, a restaurant or other commercial or industrial service facilities. Salem Hamlet, Salem Township There are many hamlets in Washtenaw County, though the degree of establishment varies widely (Figure 3-11). For example, Bridgewater, Mooreville, Salem, Whitaker and Willis, have commercial and residential uses, and public sewer available, whereas Delhi Mills has a historic mill in addition to residential developments such as Sharon Hollow and Sylvan Center. Regardless of current size, sewer status or uses, hamlets are existing centers and should be regarded as potential future development nodes. The threat facing hamlets is the loss of their character. As the County population increases, hamlets may be targeted for new development. Certain land uses may not be compatible with existing uses. Similarly, the design of new buildings may not be compatible with the existing buildings. 7 Hamlets are not a jmisdiction unto themselves, but are under the jurisdiction of the townships in which they are located. Township governments should plan for these area, and consider the following in developing hamlet master plans: 8 11 • Land uses and densities • Infrastructure improvements 10 Figure 3-11 : Hamlets in Washtenaw County Traffic flow and parking needs (eg. allow on-street parking) • Parks and pedestrian pathways • Method for maintaining a distinct buffer between the hamlet and surrounding development nodes 1. 2. 3. 4. 5. 6. Bridgewater Hamlet 7. Delhi Mills 8. Dixboro 9. Lima Center 10. Mooreville 11 . Pleasant Lake (Fredonia) Salem Hamlet Sharon Hollow Sylvan Center Whitaker Willis • Design guidelines for new development (scale, setbacks, lighting and streetscape) Page 3-20 A Sense of Place, A Sustainable Future �Landscapes Lakeside Residential Recommendation 3.5 Lak eside Residential Sewer Service Lakeside residences are part of the Rural Landscape. Such areas historically featured clusters of small houses and cottages at very high residential densities compared to the surrounding area. The occasional bait or convenience store mixed with the residential use was common. The lake amenity and the rural character surrounding the lake community provided an ideal summer retreat as seasonal residences for county and out-ofcounty residents. Pnor to providing sewer service extensions to lakeside residences, ensure that master plan goals, objectives and strategies and zorung ordinance regulations do not encourage expans10n of higher density development in surrounding areas. Recommendation 3.6 L akeside Residential D esign Standards Lakeside residence in the County The sleepy lakeside community has changed over the years. With the growth of the population and jobs, smaller lakes in rural areas are now within commutable distances and attract year-round residents. The result is a change in character and service needs. Yearround residents have converted or demolished older homes and rebuilt larger homes on much larger lots and are demanding more public services. Larger homes and year-round living has resulted in failure of aging sept:1.c systems, causing damage to the water quality of lakes. Townships in the northwest, such as Dexter, Lyndon and Sylvan have responded by creating sewer districts specifically for lakeside residences with failing septic systems. A Comprehensive Plan For Washtenaw County Encourage local governments to adopt height, bulk, setback and other design standards to promote compatibility between existing and new development. Page 3-21 �Chapter 3 3.8 Open Space Open space is perhaps the single most important feature of Washtenaw County in the public mind. Open space can refer to grasslands, stands of trees, a swampy lowland or a park. There are as many benefits of open space as there are types. Open space between communities defines them, allowing each to maintain its character. Open space provides habitat for plant and animals and affords our residents with passive recreation opportunities. It is also a litmus test. Retention of open space means our development is going to the right places and is not eroding our precious resources. Undeveloped natural areas and parks also provide a peaceful retreat from the built environment, allowing for mental refreshment. Figure 3-12 shows the currently protected park lands and potential connections for Washtenaw County. OBTECTIVE4 Develop a system of open spaces throughout the county to delineate communities, maintaining our sense of place and to preserve our natural lands. Recommendation 4.1 Regional Open Space Plans Develop regional open space plans to delineate communities, provide recreation opportunities and preserve natural resources. Agricultural land is not considered open space, however, agricultural lands do provide a type of buffer between urban areas, smaller cities and villages so that they retain their character. Not all local governments have adopted ordinances protecting wetlands, woodlands or a natural features. For those that have, there may be a great deal of variation in terms and definitions, requirements and types of resources protected. Current ordinances should be reviewed and changes suggested to ensure productive preservation efforts. There are three important ways in which open space may be used to maintain a sense of place and to promote a sustainable future. Open space as a buffer around a community retains its distinct character and prevents communities from blending into one anotl1er. Open space as a network of public and privately owned land maintains ecological healtl1. Open space as a trails system provides passive recreation opportunities and alternatives to the auto for transportation. Page 3-22 A Sense of Place, A Sustainable Future �....... Landscapes Buffers Around Communities Maintaining distinct communities is a strong desire of County residents. Communities with their own identity project a sense of place and foster a sense of pride. One method to achieve distinct communities is to preserve open space buffers around them. Without protection of boundaries, undirected development will result in the blending of one community into another with little more than a welcome sign to let the traveler know that they are going from one to the next. The importance of having open space benveen communities has resulted in several recent open space acquisition initiatives: the City of Ann Arbor Parks and Greenbelt Program targets land purchases within a delineated area and Ann Arbor Township's recent millage for purchases of open spaces and agricultural land. Some of the regional planning teams, like Southwest Washtenaw Council of Governments, have identified the value of an open space network in their regional planning efforts. The Washtenaw Metro Alliance is in the process of developing a regional open space plan that will not only delineate the urban and rural areas, but has the opportunity to connect preserved lands with recreation and natural features for recreation and wildlife benefits. Recommendation 4.2 Buffers Encourage local governments of urban, suburban, smaller cities and villages and the areas surrounding them to 111corporate open space buffers around their communities in their mas ter plans. Buffers are to be part of their open space plan. Supporting Recommendations Transportation 8.1, 8.2, 8.4, 8.5 Natural Resources 2.1, 2.2 Preservation of Important Natural Features Over 16,000 acres of land are preserved in the County by the State of Michigan's Waterloo and Pinckney Recreation Areas. Preserving large tracts of natural ecosystems and linkages between these ecosystems are an important part of developing an open space plan. Preserving these areas has positive impacts on air quality, ecological systems, habitats, natural corridors, scenic vistas and water quality. Corridors and natural connections between ecosystems provides for a natural flow that stands in stark contrast to small, isolated pockets of open space leftover from developments that disrupt natural water systems or trap wildlife. Preserving existing natural linkages will also promote wildlife and plant health and diversity. ,-\ Comprehensive Plan For \Vashtenaw County Page 3-23 �Chapter 3 - Existing Parkland, Buffers Around Activity Centers and Potential Trails Sources: Potential Trails by the Greenways Collaborat,ve Inc. and Rails to Trails. Parkland and Buffers by Washtenaw County Department of Planning and Environment Page 3-24 A Sense of Place, A Susta.tnable Future �Landscapes Lakes, rivers, creeks and drains, wetlands, woodlands, steep slopes, soils, topography, groundwater recharge areas, floodplains, native species and Champion Trees are types of local resources that can serve as natural connections. There may be other local resources important to a community for which data is not available. An inventory of resources at the local or regional scale is necessary to prepare a useful open space plan tl1at could be used as an overlay for local government preservation efforts. After natural areas are inventoried and mapped, programs must be instituted so that these features may be preserved. Programs exist for direct land purchases, such as land trusts, State Department of Parks and Recreation grants and Washtenaw County's Natural Area Preservation Program (NAPP). In addition, other techniques may be implemented by local governments such as: • Establishing a regional wetlands mitigation bank allowing development on small isolated wetlands in exchange for the purchase and preservation of larger regional wetlands systems, and • A transfer of development rights programs allowing higher density infill areas with open space transferred to the regional open space system. Green ways Open space systems can be used for passive recreation and trails. Both of these activities promote a healthy environment by providing access to physical activity where residents can enjoy the exerose without driving to a gym or smaller public recreation area. Existing trails, resources and new connections should be considered when planning an open space system. Examples include: • Existing: Huron River Border-to-Border Trail, coordinated by the Washtenaw County Parks and Recreation Department. Segments of tl1e planned trail have been completed. • Potential: Natural Beauty Roads, former railroad routes and those offering scenic views could be incorporated into a trail system. A Comprehensive Plan For \'v'ashtenaw County Page 3-25 �Chapter 3 3.9 Summary GOAL Promote an efficient pattern of development that maintains our sense of place, preserves our natural resources and reduces the effects of sprawl. OBTECTIVE 1 Promote hig her density in.ill development and redevelopment within exi s ting cities, suburban areas, and smaller cities and villages and areas surrounding them . Recommendation 1.6 Suburban Strip Centers \Vork with suburban communities to identify struggling strip centers for conversion into communities. Recommendation 1.1 Urban In.ill Development Character and Design Encourage infill development within urban centers, mixed-use developments and residential developments that provide a variery of housing options - single family, townhouses, apartments and condomrniums. New development should be sensitive to the scale and architecture of surrounding properties and natural features, incorporate eyes-on-the-street design and safe pedestrian connections. Recommendation 1. 7 Small City and Village Residential Infill Encourage infill development within villages and surrounding villages at traditional village densities (e.g., six dwelling mi.its per acre) . Recommendation 1.2 Urban Infill Incentives Provide Brownfield Redevelopment 1\uthority funds to facilitate redevelopment when appropriate. Recommendation 1.3 Urban Auto-Dependent Uses Target auto-dependent uses within the urban centers as potential redevelopment opportunities for conversion to mixed-use or high-density residential uses that are transit dependent. Recommendation 1.4 Suburban Residential In.ill Encourage infill development in suburban areas to develop at higher densities (4 dwelling units per acre). to Recommendation 1.8 Small City and Village Infrastructure Planning Encourage villages and surrounding townships to develop Urban Service Districts surrounding villages to plan for the water, sewer and transportation services needed for higher density development. Recommendation 1.9 Small City and Village Road Network Require infill development to have a grid system of roads to reduce traffic conges tion and provide pedestrian access to mam streets. Recommendation 1.10 Small City and Village Infill Design Develop model ordinances to ensure desired character of community 1s retarned such as architectural guidelines, landscaping, signs, lighting and parking standards. .. 8 Recommendation 1.5 Suburban Infill Design Develop model ordinances to ensure desired character of community is retained: architectural guidelines, landscaping, signs, lighting, parking, access management, cellular towers, utility lines, etc. so that infill development contributes to community character Page 3-26 A Sense of Place, A Sustainable Future �Landscapes OBTECTIVE2 Promote the development o f ne,v, compact, mixed-use, transit-oriented activi ty centers. Recommendation 2.1 Activity Center Uses Ensure a balance of uses with activity centers. Encourage mixed-use tra nsit-on ented development, pedestnan connections and streetscape, a variety of housmg options (such as townho mes and apartments at densities of 8 to 25 dwelling units per acre), and rrummum floor area ratios for non-residential uses, reqwring above-store residential units. Recommendation 2.2 Activity Center Locations \Xlork with local governments to identify new activity center locations and in terchange improvement funding options and to develop model ordinances. Recommendation 3.2 State Legislation Pursue opportumtles to change current legislation restricting local unit 111volvement with regard to manufactured hous111g commumtv site des ign and location, and mamtaming relatively low requirements for contributions to the tax base. Recommendation 3.3 Urban Service Districts E ncourage villages and surrou nding townships to develop Urban Service Districts surrounding villages to p lan for the water, sewer and tra nsportation services needed for higher density development. Recommendation 3.4 Hamlet Plans Develop and im plement plans for hamlets to ensure that growth 1s appropnate and sens1t1ve to the existmg built enviro nmen t. Recommendation 2.3 Activity Center Infrastructure Coordinate th e prov1s10n of water, sewer and road m frastructure to provide the services needed to develop activity centers, discourage the sprawl of activity centers and provide tax base revenue shanng where needed. Recommendation 3.5 Lakeside Residential Sewer Service Prior to providing sewer service extens10ns to lakeside residences, ensure that master plan goals, ob1ect1ves and strategies and zon111g ord111ance regulations do not encourage expans10n of higher density development 111 surrounding ar eas. Recommendation 2.4 Activity Center Buffers D iscourage activity centers fro m sprawling into surrounding areas by updating local master plans to provide a clear separation of uses between activity centers and surrounding low density residential uses. Recommendation 3.6 Lakeside Residential Design Standards Encourage local governmen ts to adopt height, bulk, setback and other design standards to promote compatibility between existing and new development. Recommendation 2.5 Activity Center Model Ordinances D evelop model design standards for building heights, setbacks, ardutectural standards, landscaping, bus shelters, pedestrian pathways, pedestrian parks and / or public gathering sp aces, signage, ligh ting and transit requirements. OBTECTIVEJ Maintain our rural sens e of place through land use techniques, economic viability of agriculture and alternatives that provide rural tax base for local governments. Recommendation 3.1 Manufactured Housing Communities Encourage communities to plan cooperatively, providing for regional shares of manufactured ho us111g. A Comprehensive Plan For Was htenaw County Recommendation 3.7 Designation of Natural Beauty Roads Encourage local umts of governments to work with the \X/CRC to designate addiuonal Natural Beauty roads. Recommendation 3.8 Residential Design Standards Encourage local governments to adopt roads ide residential design standards 111clud111g canopy tree preservation , residential building setbacks and road access hrrutatlons. Recommendation 3.9 Scenic Vista Identification \'(/ork with local governme nts and res idents to identify sceruc vistas and local, County, and state funds to acqwre scenic vista properties and easemen ts Page 3-27 �Chapter 3 Supporting Recommendations Economi c Development Element Chapter 6: Recommendation 4.1 Supporting Network Recommendation 4.2 Ag1it11/t11re Indwtry Strategy Recommendation 4.3 Ed11cation and Marketing Recommendation 4.4 'J11111p Start" the Ag,imlt11ral Economy Agriculture Element Chapter 4: Recommendation 2.1 Farmland Preseruation Funding Recommendation 2.2 PDR and Far111/anrl Preservation Recommendation 3.1 Model Agrimltural Ordinances Recommendation 3.2 Agric11l1t1ral Enabling Legislation Transportation Element Chapter 10: Recommendation 3.3 Access Ma11age111ent in Ritral Areas Recommendation 3.4 Proper Planning of Expanded Cooridors Recommendation 7.1 Designation of Natural Beauty Roads Recommendation 7.2 R.esidential Design Standards Recommendation 7.3 Scenic Vistas Identijimtion Page 3-28 OBTECTIVE4 Develop a system of open spaces throughout the county to delineate communities, maintaining our sense of place and to preserve our natural lands. Recommendation 4.1 Regional Open Space Plans Develop regional open space plans to delineate communities, provide recreation opportunities and p reserve natural resources. Recommendation 4.2 Buffers Encourage local governments of urban, suburban, smaller cities and villages and the areas surro unding them to incorporate open space buffers aro und their communities rn their master plans. Buffers are to be part of their open space plan. Supporting Recommendations Transportation Element Chapter 10: Recommendation 9.1 Non-Motorized Transporlatio11 Plan Recommendation 9.2 I,ifrastmcture far Birycle Travel Recommendation 9.4 Pedestrian and Birycfe I11frastmct11re at Facilities Recommendation 9.5 County-wide Trail System Natural Resources Element Chapter 5: Recommendation 2.1 Model Ordi11a11ces Recommendation 2.2 Natural Feat11res Ouerlays A Sense of Place, A Sustainable Future �...... Chapter 4 Agriculture A Comprehensive Plan.For Washtenaw County �Washtenaw County Lyndon Township Dexter Township Webster Township Salem Township Northfield Township I ; I \ I / Ann Arbor / Township_ --------- Sylvan Township Lima Township - _.. -✓-- ; Superior Township - - __ Scio Township Ypsilanti City Sharon Township Freedom Township Lodi Township Pittsfield Township) Ypsilanti Township I I York Township Manchester Township Bridgewater Township Saline Township I Augusta Township A Sense of Place, A Sustainable Future • �Agriculture 4.1 Purpose Agriculture is an important part of the County's economy. In addition to jobs and contributing food and fiber production to society, agriculture preserves our heritage, provides a buffer between our unique landscapes and adds value to the quality of life for County residents. 4.2 Resident Comments Residents recognize the importance of agricultural land not only for its addition to the County's economic viability, but also for the beauty and sense of place that it provides. As farm land diminishes wildlife habitats are lost, the potential for locally grown food declines and fragmented development occurs. Resident comments on issues and opportunities include: Farm in northeast Bridgewater Township Agriculture Goal Highlights of Resident Comments from Regional Workshops For a complete list of resident comments see the Public Participation Support Document. • There is a need for the preservation of farmland as well as supporting farm infrastructure and markets. • Lack of oversight in the conversion of agricultural land to commercial and/ or industrial use even when 1t is not wanted. • Preserve farmland, open space, and road viewsheds through the use of PDR, funding issues, transfer development rights, green corridors parks and wild animals. • We still have sufficient agricultural business 1n southwest \Vashtenaw to keep it economically viable. We need small agricultural business growth ideas and support to keep th1s mdustry economically viable and farmland will stay farmland . The following goal of the agriculture element is based on resident input and analysis of conditions and trends: GOAL Encourage and support programs that maintain the viability of Washtenaw County's agricultural sector. I • Southeast Michigan is a changing area for farming. We need to get beyond the idea that we need to preserve all farmland. Farm in Freedom Township A Comprehensive Plan For \v'ashtenaw County Page 4-3 �Chapter 4 Figure 4-1 : Agricultural Lands Map Agricultural Lands Map Criteria The Agricultural Lands .Map illustrates agricultural lands that meet one of the follow111g criteria: • Contain Class II Soils, which are the best soils available for farming in \Vashtenaw County • Classified as agricultural land according to the latest SEl\ fCOG lan d use inventory • Under Farmland Preservation Agreements (Pi\ 116) over 20 years • Areas within local units of government's master plans that are designated as ''Agriculture" 111 their respective future land use plans NOTE: J\11 areas identified wi th current, planned, and potential sanitary sewer service areas arc omitted from the Agricultural Lands designation - Page 4-4 Active Agriculture, 2000 All Other Agricultural Lands Criteria (Not Included in Active Agricultural Lands) Source: Washtena w County Department of Planning & Environment, SEMCOG, Local Unit of Government Master Plans A Sense of Place, A Sustainable Future �Agriculture 4.3 Conditions & Trends The County has a relatively strong agricultural economy despite a continued decline in active agriculture operations and a reduction in suppporting infrastructure. In 1997, Washtenaw County's farm economy ranked 24th out of 83 Michigan counties and ranked third, behind Lenawee and Monroe Counties, out of 10 southeastern Michigan counties. These rankings speak to the importance of Washtenaw County's agricultural sector in the region and in Michigan. Over the past 10 years, agricultural operations have decreased dramatically due to economic conditions and development pressures: • Between 1990 and 2000, Washtenaw County has lost 30,145 acres, or an average of 1.4 percent of its total farmland per year. The total farmland acreage for Washtenaw County in 2000 was 191,145 acres. Between 1987 and 1997 0atest agricultural census available), the number of active farms has also been decreasing (Figure 4-3). By the year 2020, it is projected that Washtenaw County will lose approximately 51,145 acres of farmland if the current annual rate of loss continues. In looking at the locations where agricultural lands have been converted to other uses, conversion is not only occurring in the urban and suburban fringe areas, but also throughout the County. "#27 #39 '1137 #24 #34 - #41 #11 #8 Figure 4-2 : Rank of Washtenaw County 's Farm Economy in Michigan (83 counties) Source: U.S. Census of Agriculture I~ _• _To_ta_lF_,_,m_,_ _ s_ e 1e_c1 F a~ • Between 1987 and 1997, when adjusting figures to 2002 dollars, the market value of agricultural products sold in Washtenaw County decreased from $7 5.5 million to $63.3 million, a 16 percent decrease. Despite the recent loss of farmland, Washtenaw County remains a viable agricultural County. A critical mass of farmland for a local County farm economy is described as: • 75,000 acres of farmland; or • $40 million annually of agricultural production of marketable products sold. Figure 4-3: Total Number of Active Farms, 1987 vs. 1997 Source: U. S Census of Agr,culture \Vashtenaw County currently meets both of these two criteria: • 191,145 acres of farmland (2000 SEl\ICOG figures) • $63.3 million in market value of agricultural products sold (1997 Census of .,\griculture converted to 2002 $) SOllrce: Daniels, Tom a11d Deborah Bo1vers, Holdi11g O11r Cro1111d; Protecting A111erica sFar111s and Far/JI/and, p 110 .A Comprehensive Plan For Washtenaw County Page 4-5 �Chapter 4 4.4 New Agriculture Markets Washtenaw County's agricultural sector is changing. While the County has experienced a loss of farmland and its supporting infrastructure, new markets for agricultural products such as corn, wheat, oats and soybeans provide opportunities for local farmers to be successful. New markets also have the potential for job creation at new local processing facilities. Supporting Infrastructure: Farm economies, like all sectors of an economy, do not cease at county boundaries. Goods and services, and those seeking those goods and services commonly cross county boundaries to conduct business. D ata from regional telephone directories reveal that while the total number of agricultural support businesses has declined in Washtenaw County and the five neighboring counties of Ingham, Livingston, Jackson, Lenawee and Monroe, there still remains a significant base of agricultural support businesses and markets. New Markets: Washtenaw County grain producers will have the availability of selling their products in the future to a planned ethanol plant located in adjacent Lenawee County. According to MSU Extension, it is projected that approximately 25 percent of all the combined grain production in the five southeastern and south central Michigan counties (Washtenaw, Monroe, Lenawee,Jackson and Hillsdale) will be sold to this newly planned ethanol plant providing an economic opportunity to the agricultural sector. There has been an expansion of producers selling farm products directly to consumers. A number of these opportunities are being made available by word-of-mouth marketing. This direct producer-toconsumer delivery minimizes costs for both the p roducer and the consumer, and increases profits for the producer. For produce and nursery producers, many farmer's markets exist in the area that allow producers to sell many of their products. A number of produce-oriented farms include hobby and family entertainment aspects of their operations. These include farms that allow customers on their property for "u-pick" operations as well as hayrides, pumpkin patches, etc. These operations are providing multifaceted products and services to the growing urban market. OBTECTIVE1 Encourage and suppor t program s that will m aintain th e via bility of agriculture through new and exp anding markets for locally g rown products Recommendation 1.1 New Market Opportunities Develop a collaborative effort between Washtenaw County, MSU E xtension, UM Business School, local governments, surrounding counties, state government and agncultural organizations to find new market opportunities for Washtenaw County and the region's agncultural sector. Opportunities include ethanol production, direct producer-to-consumer marketing of farm products, local food distribution network, grain elevators and lives tock markets. Recommendation 1.2 New Market Zoning Develop model zoning ordinance language that allows small agri-business acuviues, such as processing, in agricultural zoning districts to add value to the products generated on \'(/ashtenm.v County farms. Recommendation 1.3 N ew M arket Education Support ex1st111g programs th at encourage and educate producers on new entrepreneurial opportumties in the agricultural sector. Example of direct producer to consumer product Photo Courtesy of Bur Oak Farm LLC Page 4-6 A Sense of Place, A Sustainable Future �Agriculture A number of Community Supported Agriculture organizations exist in Washtenaw County. The purpose of these organizations is to provide an opportunity for consumers to purchase the rights to food before it is available on the market. A newsletter provides the announcement and availability of the produce. Growers come together in this effort to promote their products to consumers. Agriculture as a Target Industry: The plan contains an extensive discussion of the agriculture economy located in Section 6.8 of the Economic Development Chapter (6). Objective 5 of Economic Development proposes maintaining the viability of the agricultural sector of the County's economy through development and support of new and enhanced markets for locally grown food. The accompanying recommendations identify efforts to build social capital among an alliance of stakeholders, elevate locally grown food as a target industry with supporting infrastructure requirements, educate the public on the value of a localized food system and "jump-start" the locally grown food economy by identifying and promoting markets in the short term. 4.5 Agricultural Land Preservation Programs State of Michigan The State of Michigan programs available to farmers, landowners, townships, local governments and counties include: Farmland Development Rights Agreements A temporary restriction on the land between the State and a landowner, voluntarily entered into by a landowner, preserving their land for agriculture in exchange for certain tax benefits and exemptions for various special assessments. (PA 116). There are 636 properties totaling 34,630 acres in Washtenaw County with PA 116 agreements that extend over 20 years. OBTECTIVE2 Encourage and support agricultural operations through farmland preservation programs. Recommendation 2.1 Farmland Preservation Funding Encourage landowners to apply for local, state and federal programs and encourage local governments to identify funding methods for farmland preservation. Recommendation 2.2 PDR and Farmland Preservation For the Purchase of Development Rights program at the state, county and local unit of government level, use the c\gnculrural Lands l\Iap (Figure 4-1) as a guide for farmland preservauon programs. Recommendation 2.3 Model PDR/TDR Ordinances Develop model Purchase of Development Rights and Transfer of Development Rights ordinances for local commuruties 111 \."v'ashtenaw County. Supporting Recommendations Economic Development 5.1, 5.2, 5.3, 5.4 Purchase of Development Rights Purchase of Development Rights (PDR) is a permanent restriction on the land between the state and a landowner. The restriction is voluntarily entered into by a landowner, preserving their land for agriculture in exchange for a cash payment for those rights. Currently this program is being restructured, as it will sen'e as a 75 percent matching grant fund to townships, counties, and other local governments who have local PDR programs. The state currently has no provisions for funding tlus program. There are six PDR properties in Washtenaw County totaling approximately 1,100 acres. A Comprehensive Plan For Washtenaw County Page 4-7 �The Federal Program - The Farmland Protection Program (FPP) The U.S. Department of Agriculture and the Commodity Credit Corporation provides matching dollars to Indian tribes, states, local units of government, and nongovernmental organizations to cooperate in the acquisition of conservation easements or other interests in farms and ranches. Selected eligible entitles may receive no more than 50 percent of the appraised fair market value for each conservation easement from FPP. Land Trusts In Washtenaw County there are three non-profit land trust organizations that actively preserve land by working with interested land owners who wish to donate or sell conservation easements on their land in exchange for a tax credit. These three land trusts include the Washtenaw Land Trust, which operates countywide; the Superior Land Conservancy (a branch of the Southeast ~1ichigan Land Conservancy) which operates primarily in Superior Township; and the Raisin Valley Land Trust, which operates primarily in the southern portion of Washtenaw County within the River Raisin Watershed. There are 15 parcels ill Washtenaw County that have conservatJon easements held by land trusts, totaling approximately 700 acres. Ann Arbor Township Purchase of Development Rights Programs Ordinance and Funding in Place: • Ann Arbor Township • Ann Arbor City (Greenbelt Initiative)* *Note: City of Ann Arbor Greenbelt Program is not limited to agricultural lands, but they can be considered fo r purchase. Purchase of Development Right Programs Adopted Ordinance (No Dedicated Funding Source): • Washtenaw County • Bridgewater Township • Freedom Township • Manchester Township • Pittsfi eld Township • Scio Townsh ip • Sharon Township • Superior Township • York Township On November 4, 2003, voters living in Ann Arbor Township approved a tax millage proposal to preserve farmland within the Township. The proposal provides funding for the purchase of development rights for the permanent preservation of farmland and open space throughout the Township. Figure 4-4: Summary of Agricultural Preservation Programs in Washtenaw County City of Ann Arbor's Parks & Greenbelt Program Source: Washtenaw County Department of Planning and Environment Voters in the City of Ann Arbor renewed a property tax millage on November 4, 2003 to fund the Parks and Greenbelt Program. The tax revenues will be used to purchase land and conservation easements both within the City limits and inside a greenbelt boundary line outside of the City for the preservation of open space. \'qhile not strictly a farmland preservation program, Greenbelt funds could be used to purchase farmland. Washtenaw County's Purchase of Development Rights Ordinance In 1998, Washtenaw County Board of Commissioners approved by resolution a County Purchase of Development Rights (PDR) Ordinance and a Proposal 1 Ballot Measure went before the voters of Washtenaw County. The voters did not approve the proposal which included a tax millage that would help fund a countywide Purchase of Development Rights program; however the PDR Ordinance, Page 4-8 "The m osr s uccessful farmland protection p rograms employ several techniques in a coordinated p ackage an d enjoy long- rerm commitment from landowners, politicians, an d the community. Any one technique alone canno t achieve p ro tection for more than rhe short run. And some techniques, if used alone, can actually encourage develop men t." Fom Ot1111el, and Oehort1h /3011·,r,, I lold111~ Our (,round. Pro/Min!!, Amen,'tl 'r l 'tirmr 11111/ l ul'111!1111d, pf!,. 2 l ;, A Sense of Place, A Sustainable Future �Agriculture rema.ins an approved ordinance and has been updated to include recen t changes that have been enacted at the State and Federal levels since the initial adoption of the ordinance in 1998. 4.6 Agricultural Preservation Techniques Currently, 19 out of 20 townships in Wash tenaw County have an agriculture component or element in their local master plans. I Iowever, there are only two townships (Saline and Freedom) with agricultural preservation zoning tools 1n place to meet their land use goals. These townships use sliding-scale zoning to keep large agncultural parcels intact (Figure 4-4). Other zoning techniques available to support the preserva tion of agriculture include: • Sliding Scale Zoning • Q uarter/ Quarter Zoning • Large Lot Zoning (greater than 20 acre minimum lot size) • Cluster development and planned unit development with appropriate design standards to provide open space buffer between residennal and agricultural use • Voluntary Agncultural Security Areas (enables agricul tural operators to have large blocks of land dedicated to farming operations) Many effective and necessary farmland preservation tools exist in other states that are not available to County and local governments in Michigan. In order to complement and support an effective agricultural preservation program, several policy changes reqmre advocacy at the state and federal levels including: • Changes in the state tax structure to utilize a use-value taxing system • E nabling legislation that allows local jurisdictions and counties to use alternative sources of funding for purchase of development rights programs (i.e. sales taxes, excise taxes, impact fees, real estate transfer taxes, etc) • Enabling legislation for local agricultural security area programs OBTECTIVE3 En co urage and s upp ort p la nning and zoning tools, along with s tate and federal policies that promote th e viability of th e Co un ty's and region 's agricultural sector. Recommendation 3.1 Model Agricultural Ordinances Develop model ordinances and encourage the use of consistent land use and zoning tools at the township level. Recommendation 3.2 Agricultural Enabling Legislation Advocate changes at the state level to promote farrrung including dedicated funding for PDR, agricultural tax 111cent1ves, tax111g agncultural land for its use versus potential use. local revenue sources and land d1v1s1on act reform. Recommendation 3.3 Agricultural Impact Statement Encourage local uruts of government to consider impacts on agncultural operations dunng the land use and development decision making Jrocess. Large-Lot Agricultural Zoning: (20+ acre minimum) • There are no agricultural districts in any Townsh ip that have 20+ acre zoning . • The greatest minimum lot size for agricultural districts is 10 acres (Sharon, Lima, and Ann Arbor Townships) • Dedicated funding of the State Purchase of Development Rights matching grant program Sliding-Scale Zoning : • Changes in the Land D1v1sion Act tl1at will rmrumize the impact of lot splits on farmland preservation efforts • Saline Township • Freedom Township Figure 4-4: Existing Agricultural Preservation Zoning Programs in Washtenaw County Source: Washtenaw County Department of Planning and Environment A Comprehensive Plan For Washtenaw County Page 4-9 �Chapter 4 4.7 Summary GOAL Encourage and support programs that maintain the viability of Washtenaw County's agricultural sector. OBTECTIVEl Encourage and s upport program s th at will maintain the viability of ag riculture through new and exp anding m arkets for locally g rown products. OBTECTIVE2 Encourage and s upport agricultural operation s through farmland preservation prog rams. Recommendation 1.1 New Market Opportunities Develop a collaborative effort between Washtenaw County, MSU Extens10n, UM Business School, local governments, surrounding counties, state government and agricultural orgamzatlons to find new market opportunities for \Vashtenaw County and the region's agricultural sector. Opportunities include ethanol production, direct producer-to-consumer marketing of farm products, local food distribution network, gram elevators and livestock markets. Recommendation 2.1 Farmland Preservation Funding Encourage landowners to apply for state and federal programs and encourage local governments to identify funding methods for farmland preservation including the following methods: Recommendation 1.2 Ne w Market Zoning Develop model zoning ordinance language that allows small agri-business activities, such as processing, in agricultural zoning districts to add value to the products generated on Washtenaw County farms. Public • Purchase of Development Rights Program • Transfer of Development Rights (through non-contiguous PUDs and Jo111t Planning Commissions between 2 or more local governments) • Purchase and Leaseback Program • Land Swaps Private Recommendation 1.3 New Market Education Support existing programs that encourage and educate producers on new entrepreneurial opportunities in the agricultural sector, including: • Land Trusts • Direct marketing to consumers (includes "community supported agriculture") Recommendation 2.2 PDR and Farmland Preservation For the Purchase of Development Rights program at the state, county, or local unit of government level, Washtenaw County will use the .Agricultural Lands !\lap as a guide for farmland preservation programs found on page 4-2 of this element. This map reflects the possible lands in Washtenaw County that could be selected for preservation, as the Washtenaw County Board of Commissioners may choose to select lands for development rights purchase that may not meet the eligibility critena in the County's Purchase of Development Rights Ordinance. • .Adding value to the food (packaging, agri-entertainment, agri-tourism) • Niche marketing of farm products (ethnic foods, organic foods, specialty farm products). Page 4-10 • Land Donations / Reserved Life Estates • Land Swaps .A Sense of Place, A Su stainable Future �-Agriculture Recommendation 2.3 Recommendation 3.3 Model PDR/ TDR Ordinances Agricultural Impact Statement Develop model Purchase of Development Rights and Transfer of Development Encourage local units of government to consider impacts on agricultural operations Rights ordinances for local communities in \Vashtenaw County. during the land use and development decision making process. Supporting Recommendations Economic Development Element Chapter 6: Recommendation 5.1 Building the Social Capital Recommendation 5.2 Target Industry Strategy Recommendation 5.3 Ed11catio11 and Marketing Recommendation 5.4 'Jump Start" the Ag1ic11!t11ral Eco11011ry OBTECTIVE3 Encourage and support planning and z oning tools, along with state and federal policies that promote the viability of the County's and region's agricultural sector. Recommendation 3.1 Model Agricultural Ordinances Develop model ordinances and encourage the use of planning and zomng tools at the township level. Recommendation 3.2 Agricultural Enabling Legislation Advocate changes at the state level to allow for the following: • Changes in the state tax strucrure to utilize a use-value raxmg system • Enabling legislation that allows local jurisdictions and counties to use alternative sources of funding for purchase of development rights programs (i.e. sales taxes, excise taxes, impact fees, real estate transfer taxes, etc) • Enabling legislation for local agnculrural secunty area programs (enables agricul tural operators to have large blocks of land dedicated to farming operations) • Dedicated funding of the State Purchase of Developmenr Rights matching grant program • Changes in the Land Division ;\ct that will 1111nimize the impact of lot splits on farmland preservation efforts. A Comprehensive Plan For \Vashtenaw County Page 4-11 ��Chapter 5 Natural Resources A Comprehensive Plan For Washtenaw County �Washtenaw County \ '· \ \ Lyndon Township Dexter Webster Township Township I Salem Township \ Northfield Township \ \ Barton Hill, Village\ Sylvan Township ---- ---Lima Ann Arbor Township_ _ ..-/ Superior -- -- - -Scio Township - Township Township Ypsilanti City - Lodi Sharon Township Freedom Township Township Pittsfie Id I Township/ Ypsilanti Township York Township I Manchester Township Bridgewater Township Saline Township I Augusta Township A Sense of Place, .A Sustainable Future �Natural Resources 5.1 Purpose Washtenaw County's natural resources enrich our quality of life by providing a clean and abundant supply of groundwater and surface water, unique scenic beauty and natural landscapes that provide recreational opportunities and help to visually separate our landscapes. 5.2 Resident Comments Residents feel strongly about maintaining a healthy natural environment by protecting, restoring and sustaining our natural resources. They have identified many issues related to sustaining our natural resources: Highlights of Resident Comments from Regional Workshops For a complete list of resident comments see the Public Participation Support Document. • The need to improve our water quality for wildlife habitat in general and to improve river water quality • Protect our environment and character by preserving natural areas through land use techniques including infill and cluster development, county-wide transfer of development rights, purchase of development rights and acquisition of additional park.lands and preserves • Maintain our diverse wildlife thorough preservation and connection of natural areas and mcreasing protection for our resources including wetlands and wooded areas Natural Resources Goal The following goal of the natural resources element is based on resident input and analysis of conditions and trends: GOAL To protect, preserve and restore the natural resources of Washtenaw County through a comprehensive approach to water management and preservation of our natural features. • Protecting our groundwater resources by requiring hydrologtc studies for uses that impact groundwater and developing groundwater aquifer recharge protection regulations Canoeists on the River Raisin A Comprehensive Plan For Washtenaw County Page 5-3 �Chapter 5 5.3 Condition and Trends Water Resources Water Body Impairment The County's water resources are spread across five watersheds, the Huron River, River Raisin, Grand River, Rouge River and Stony Creek Watersheds. Major County river systems include the Huron River and River Raisin, with the remaining watersheds containing numerous tributaries or creeks. There are 372 miles of river and streams and 377 lakes in the County. Huron River Saline River Willow Run Creek Allen Creek Letts Creek Mallets Creek Swift Run Creek Paint Creek Honey Creek Horseshoe Lake Barton Pond Ford/Belleville Lake Whitmore Lake Portage Lake South Lake E.coli/Phosphorus E.coli PCBs E.coli Biota Biota Biota E.coli E.coli PCBs PCBs PCBs PCBs Mercury Mercury The changing landscape, from undeveloped to developed, can lead to negative changes in water quality, watershed hydrology, stream flows, groundwater recharge and aquatic habitat. While we enjoy an abundance of high quality water resources, many of the County's rivers, lakes and streams do not meet minimum quality standards due to high levels of mercury, PCBs, phosphorous, nuisance algal growths, and E. coli bacteria (fable 5-1 ). Wetlands and Woodlots Wetland and woodland acreage in tl1e County has been declining. From 1990 to 2000, a total of 1,272 acres of woodlands and 1,655 of wetlands have been converted to other uses. Table 5-1: Current water resource impairment impacting our resource for recreation and wildlife Source: Total Maximum Daily Load List, Michigan Department of Environmental Quality Air Quality While the County is currently an attainment area for air pollutants, new National Ambient Air Quality Standards (NAAQS) for ozone will result in the Detroit CMSA (10 counties including Washtenaw County) being designated as nonattainment for ozone. A nonattainment area is any area that does not meet the national primary or secondary ambient air quality standard for the pollutant. In addition to nonattainment for ozone, new standards are to be released by the EPA for PM'.! 5 and it is expected that Washtenaw County will also be in nonattainment for this pollutant. Page 5-4 A Sense of Place, A Sustainable Future �Natural Resources I 5.4 Water Resources A comprehensive approach is reqrured to address the protection and preservation of our natural resources. Inventones of important natural features and watershed conditions are needed to use as the basis for protection programs and regulations. Best management practices and regulations must be adopted on a county-wide basis to be effective and an aggressive public education effort is vital to our understandrng the impact of current and future development deosions. Watershed Planning and Permitting Recognizing the degradation of our national water resources, the Federal Clean \Vater Act was enacted in 1992. It included the ational Pollutant Discharge Elimination Program (NPDES) to control water pollution by regulating sources that discharge pollutants into waters of the United States. Phase I of the NPD ES program set limits for wastewater treatment plants and requirements for permitting of point source stormwater discharges (the City of Ann Arbor, Michigan Department of Transportation and the University of :Michigan currently hold Phase I stormwater discharge perm1ts). Phase II of the program is 111 the process of being implemented. This phase requires municipalities to submit permit applications for their road stormwater discharges, industnal facilities, waste transfer stations, landfills and sewage treatment plants. To comply with N PDES reqrurements, the following components must be addressed: OBTECTIVEl Pro tect and improve the quality of o ur wa ter resources throug h a comprehensi ve appro a ch o f p la nnin g, m aint e n a n ce, re trofit and new development bes t m anagem ent practices. Recommendation 1.1 Watershed Plans Prepare watershed plans for all counry watersheds and prepare hydrologic models to assist local umts of government and the Dram Comrruss10ner to idennfy sub-watershed special needs for water quality resroratlon Recommendation 1.2 Watershed Funding Continue to pursue federal and state fundtng grants to prepare and implement watershed plans and work with local governments and the state to identify a long-term dedicated funding source. • Point source pollution from sewer treatment facilities and industrial sites • Stormwater discharges from municipal storm sewer systems • Illicit discharges • Soil erosion and sedimentation • Failing septic systems • Floodplain development • Watershed management plans to identify sources and remedial actions (optional) To date there is no dedicated funding source for prepanng and implementing watershed action plans, however some progress has been made through state grants and local contributions. The Huron River \'{'atershed has received the most attention and plans have been developed for parts of the I Iuron River \X'atershcd (r\1ill Creek, Ann ,\rbor-Ypsilanti l\Ictropolitan ,-\rea, l\,1iller's Creek, rleming Creek, Allen's Creek and fallctt's Creek). \'\'a tershed plans arc underway 111 other urban areas 111cludtng the Rouge River Sub \\''atershed (Lower and Middle, and the ' tony Creek and the Ri\·er Ra1s111 watersheds) . •\ Comprehensive Plan For \Vashtenaw County Page 5-5 �Chapter 5 These watershed plans identify a comprehensive set of actions needed to restore these basin's hydrology and water quality including retrofitting existing systems, natural area restoration and streambank stabilization. Sewage Treatment and Industrial Facilities The Huron River currently receives treated effluent from the City of Ann Arbor Waste Water Treatment Plant, Loch Alpine Sanitary Authority, DaimlerChrysler-Chelsea Proving Grounds, the Chelsea and Dexter wastewater treatment plants and private systems (mobile home parks). These entities are actively involved in reducing phosphorus loads at their facilities by making technological improvements and planting native vegetation along tl1e shoreline to help reduce the phosphorus levels in the river. Other point sources, such as the Pall Life Sciences industrial site discharging treated groundwater containing 1,4 dioxane into a tributary of Honey Creek, demonstrate the need to identify pollution sources, develop remediation plans, and monitor results. Urban Stormwater Runoff As development increases there is an increase in impervious surfaces, including roads, driveways, sidewalks, parking lots, rooftops, and other surfaces tl1at prevent the infiltration of rain and snow from entering the ground. Water running off these impervious surfaces (stormwater runoff) carries a variety of pollutants such as phosphorous from fertilizer, pesticides, oil from parking lots, sedimentation and pathogens from animal waste and illicit connections to storm l\Iallett's Creek drains 40 percent of the City sewers. Stormwater runoff from urban areas represents the of Ann Arbor's lands and is a major source most significant source of pollutants to water resources. of phosphorous pollution in the river. Inadequate and antiquated drainage systems contribute to flooding, erosion, increased water temperature and diminished wildlife. The res toration project for this watershed, including structural problems and reducing phos phorus by 50%, 1s projected to cost over $24 million. The high cost of retrofitting developed areas demonstrates the importance of using best management practices for all new development. Recommendation 1.3 Treatm ent Facility and Industrial Pollution Sources Require sewer treatment facilities to reduce pollutant loads and continue to identify industrial point source pollution and assist in remedial action. Recommendation 1.4 Urban Stormwater Sys tems Pursue grants and local funding sources to retrofit urban stormwater systems. Recommendation 1.5 Illicit Discharg es Continue illicit discharge detection and remediation and pursue user-fee funding sources to offset the cost of this new program. Supporting Recommendation Sewer and Water Services 2.1 Illicit Discharges Illicit discharges are sources of pollution from homes and businesses that discharge directly into storm sewers and drainage ways. The Drain Commissioner's Office inspects County Drains for illicit discharges and an enhanced detection program has recently been initiated with the Washtenaw County Environmental Healtl1 to conduct dry weatl1er screening, complaint response and "hotspot" investigations. Case Study Source: Washtenaw County Office of the Drain Commissioner Page 5-6 A Sense of Place, A Sustainable Future �I Natural Resources Lawn Fertilizers A recent study by the I Iuron River Watershed Council shows that lawn fertilizers contribute significantly to the total phosphorus ill the Huron River. Excessive phosphorus levels have stunulated the growth of nuisance weeds and algae blooms ill Ford Lake, Barton Pond, Geddes Pond and parts of tl1e I Iuron River flowing through the Ann Arbor-Ypsilanti area, impairing recreational use. Impervious Surfaces \Vhen the amount of imperviousness in a watershed exceeds 10 percent, streams start to show negative impacts from sedimentation and pollutants. Imperviousness can be reduced by incorporating best management pract::lces into our land development regulations and public construction standards. Examples of best management practices include: • Reduction of road widtl1s • Parking lot reductions (smaller stalls, compact car parking, reduced aisle widths) • Open space development (cluster design) Stormwater Management for cw Development Sediment is the product of uncontrolled erosion and it is the greatest pollutant by volume entering our lakes and streams. Erosion and sedimentation result ill increased flooding through siltation of drainage ways, damages to plant and animal life through high suspended sediment concentrations and act as a vehicle to transport pollutants such as insecticides, pesticides, PCB's, other industrial compounds, and toxic metals. Lands being disturbed by construction activ1t:1es expenencc soil erosion at high rates and unprotected construction sites can expenence annual soil loss rates of 150 to 200 tons per acre. The Soil Erosion and Sedimentation Control of 1994, was enacted to protect the waters of the state from sedimentation caused by unchecked soil erosion. Counties have ilie primary responsibility for administering the statute and cit::les, villages, and charter townships are allowed to assume responsibility within their iunsdictions by adopting a MDEQ approved Soil Eros10n and Sedimcntatlon Control Ordinance. i\ Comprehensive Plan For \v'ashtenaw Counry Recommendation 1.6 Lawn Fertiliz ers Include lawn fertilizer impacts and responsible use m education materials and work with manufacturers to develop environmentally friendly products. Recommendation 1. 7 Impervious Surfaces Encourage the \'(/ashtenaw County Road Comrruss10n to promote a reduction m 1mperv1ous surfaces through its road design standards. Recommendation 1.8 Model Ordinances Develop model ordmances to reduce impervious surfaces on commercial sites and promote cluster development, overlay zonmg, and other resource protection rechntques. Recommendation 1.9 M odel Stormwa cer Regula tions Develop and implement model stormwater regulations that encourage mfiltraaon, natural vegetation and buffers to control srormwater runoff. Recommendation 1.10 Roadway Storm wa ter Encourage the \'\'ashtenaw County Road Comrruss1on to mcorporate storm water best management practices and water quality treatment as part of all new road pavmg and w1denmg pro1ects. Recommendation 1.11 Soil Erosion Prog ram s Evaluate local soil erosion ordinance prov1S1ons and enforcement activity and develop consistent and effective programs throughout the County. Page 5-7 �Chapter 5 Over the past ten years, a total of 1,272 acres of woodlands have been converted to other uses. The State of Michigan does not regulate woodlands, but several local units of government have adopted woodland ordinances. Floodplain Development Floodplains provide the County with natural flood and erosion control, natural water filtering processes, a wide variety of habitats for plant and anunal communities, places for recreation and scientific study, and historic sites. Major floodplains can be found along the Huron River, the River Raisin, the Saline River, Honey and Mill Creeks and several creeks in Augusta Township. Floodplains also exist near Whitmore and Horseshoe Lakes in Northfield Township and Ford Lake in Ypsilanti Township. When floodplains are altered by development, the increasing fill and loss of vegetation greatly reduces their ability to handle floodwaters, increasing bank erosion and flood damage. The MDEQ has jurisdiction over floodplains of rivers, streams, or drains which have drainage areas two square miles or greater and requires a permit prior to any alteration or occupation of the 100-year floodplain. Because a permit is not required from MDEQ for alterations in drainage areas less than two square miles, several local governments have adopted local regulations to protect tlus resource (fable 5-3). These local ordinances protect native plants, prevent stream corridor alteration, habitat destruction and development in riparian zones. Local Units of Government Floodplain Ordinances City of Ann Arbor Ann Arbo r Township X Freedom Township Lodi Township Northfield Township X Recommendation 2.4 Natural Features Inventory Refine the natural features inventory and identify potential natural resource corridors and other natural features at a scale conducive for local unit of government planmng and land development regulation efforts. Recommendation 2.5 Natural Resource Area Connections Identify connections between valuable natural resource areas, systems and trails to promote protection through county and local units of government trail and open space programs. Recommendation 2.6 Regional Open Space Plans Build from established natural resource protection programs, such as the County's Natural Areas Protection Program and local greenbelt initiatives, to encourage other local units of government to prepare regional open space plans and identify important natural features for protection. X X X City of Ypsilanti X Table 5-3: Floodplain Ordinances in Washtenaw County Source: Local Unit of Government Ordinances Page 5-10 A Sense of Place, A Sustainable Future �Natural Resources 5.6 Air Quality Ozone (OJ and Particulate Matter (PM) are unhealthy to breathe and also damage vegetation and forest ecosystems. OBTECTIVE3 Improve air quality for coun ty residents by reducing autom o bile and other s ource em ission s. • Ozone is an atmospheric compound, found both at ground level and in the stratosphere. Ozone is crucial for life as we know it, preventing harmful radiation from reaching the earth. But low-level ozone is partly responsible for photochemical smog in our cities and also presents a health hazard. Exposure to elevated ozone concentrations in the air can irritate a person's airways, reduce lung function and aggravate asthma and chronic lung diseases like emphysema and bronchitis. Recommendation 3.1 Funds for Non-Motorized Transportation Place a high priority and allocate greater funding towards non-motonzed forms of transportation in the County. • PM emissions are the results of fuel combustion in power plants, incinerators, and residential fire places or wood stoves; motor vehicle exhausts (especially diesel trucks and buses); industrial metal processing; road dust and wind blown soil; and forest fires. PM can come directly from these emissions or through a mixture of gases formed in the atmosphere such a sulfur dioxide, nitrogen oxides, and volatile organic compounds. Recommendation 3.2 Regional Approach to Reduce Emissions Participate with southeast i\lichigan agencies ro prepare a regional approach to reduce e1111ss1ons from automobiles and other sources. Washtenaw County has two monitoring stations, located in Ann Arbor and Ypsilanti and operated by MD EQ. The Ann Arbor monitor measures Particulate Matter (PM) and the Ypsilanti monitor measures ozone. According to current E PA standards, \'{/ashtenaw County meets all of EPA's ambient air quality standards for Carbon Monoxide (CO), Lead (Pb), Nitrogen Dioxide (NO~), Sulfur Dioxide (SO), PM and O zone. The U.S. Environmental Protection Agency has promulgated new National Ambien t Air Quality Standards (NAAQ S) for ozone based on data averaged over a three-year period and on an eight hour standard as compared to the previous one hour standard. The new average-based ozone health standard is more representative of the air quality people breathe over an eight hour period of time. Under its new standard, the Detroit CMS,-\ (10 counties including \'Z'ashtenaw County) would be designated as nonattainment for the eight hour ozone standard. In addition to nonattainment for ozone, new standards are to be released by the EPA for PM and \v'a shtenaw County is expected to be in nonattainrnent for this pollutant. MDEQ must submit a State Implementation Plan (SIP) to EP"-\ for each nonattainment area 1n the state by April 2007. As a member of SEMCOG, \v'ashtenaw County 1s participating in the Clean Air Task Force to develop a SIP for its nonartainrnem area. The SIP process involves input from vanous stakeholders, emissions tn\'entories, modeling demonstrations and a list of control strategies that will A Comprehensive Plan For \Vashtenaw County Page 5-11 �Chapter 5 be implemented to attain the standards for ozone and PM 25 Members of the Clean Air Task Force include MDEQ, MD OT, SEMCOG, Southeast Michigan Ozone Study, and Lake Michigan Air Director's Consortium. Ultimately, the degree and expense of controls to achieve attainment will be decided upon after the Clean Air Task Force technical analyses and recommendations are completed. 5. 7 Natural Resources Education There are numerous public education initiatives occurring throughout \v'ashtenaw County. The Huron River Watershed Council programs include the Information and Education Campaign to reduce nonpoint source pollution, the Adopt-A-River Program, Watershed and Sub-watershed Planning, Stormwater Runoff Guide, and Newsletter. The Washtenaw County Conservation District assists landowners and residents with the conservation and management of their natural resources. The Ecology Center offers several classroom options including "Groundwater and You," "Groundwhat? Groundwater!" and also assists \vi.th curriculum development. Community Partners for Clean Streams is a cooperative effort between the Washtenaw County Drain Commissioner's Office and County businesses and institutions with a common goal to promote business practices that protect our watersheds and waterways. OBTECTIVE4 Increase awareness and use of bes t m anag em ent techniques through an agg ressive public education program . Recommendation 4.1 Resource Protection Case Studies Encourage the I Iuron Area Chapter of the .,\merican Institute of Architects to prepare case examples (based on local sites) illustrating resource protection techruques and presenting them to local units of government. Recommendation 4.2 Natural Resource Ordinance Audits Encourage the Huron River Watershed Council to continue natural resource ordinance audits for local units of government. Recommendation 4.3 Best Management Practice Toolkit Prepare and publish a best management practices toolkit for use by local government, developers and community groups. Recommendation 4.4 Annual Water Quality Report Prepare an annual water quality report to gauge progress in meetmg water quality enhancement goals. Page 5-12 A Sense of Place, A Sustainable F uture �Natural Resources 5.8 Summary GOAL To protect and preserve the Natural Resources of Washtenaw County through a comprehensive approach to water management and preservation of our natural features. OBTECTIVEJ Protect and improve the quality of our water resources through a comprehensive approach of planning, maintenance, retrofit, and new development best management practices. Recommendation 1.1 Watershed Plans Prepare watershed plans for all county watersheds and prepare hydrologic models to assist local units of government and the Drain Commissioner to identify sub-watershed special needs for water quality restoration. Recommendation 1.2 Watershed Funding Continue to pursue federal and state funding grants to prepare and implement watershed plans and work with local governments and the state to identify a long-term ded icated funding source. Recommendation 1.3 Treatment Facility and Industrial Pollution Sources Require sewer treatment facilities to reduce pollutant loads and conunue to identify mdustrial point so urce polluuon and assist 111 remedial acuon. Recommendation 1.4 Urban Stormwater Systems Pursue grants and local funding sources to retrofit urban stormwater systems. Recommendation 1.5 Illicit Discharges Continue illicit discharge detection and remediauon and pursue user-fee funding sources to offset the cost of this new program. Recommendation 1.6 Lawn Fertilizers Include lawn fertilizer impacts and responsible use in educauon materials and work with manufacturers to develop environmentally friendly products. Recommendation 1. 7 Impervious Surfaces Encourage the Washtenaw County Road Commission to promote a reduction in im pervious surfaces through its road design standards. Recommendation 1.8 Model Ordinances Develop model ordinances to reduce 1mperv10us surfaces on commercial sites and promote cluster development, overlay zoning, and other resource protecuon techruques. Recommendation 1. 9 Model Stormwater Regulations Develop and implement model stormwater regulations that encourage 111filtrauon, natural vegetauon and buffers to control stormwater runoff. Recommendation 1.10 Roadway Stormwater Encourage the \'(/ashtenaw County Road Comnussion to incorporate storm water best management practices and water quality treatment as part of all new road pav111g and widening projects. Recommendation 1.11 Soil Erosion Programs Evaluate local soil eros10n ordinance provisions and enforcement activity and develop consistent and effective programs throughout the County. Recommendation 1.12 Drain Sy stem Maintenance Pursue a ded icated funding source for adequate rout111e mamtenance through state legislation or local sources. ,-\ Comprehensive Plan For Washtenaw County Page 5-13 �Chapter 5 Supporting Recommendations Recommendation 2.5 Natural Resource Area Connections Identify connection s between valuable natural resource areas, systems and trails to promote protection through county and local umts of government trail and open space programs. Sewer and Water Services Element Chapter 11: Recommendation 2.1 Reduce Pollutant Loading Recommendation 2.2 Time of Sale Program Recommendation 2.6 Regional Open Space Plans Blllld off established natural resource protecuon programs, such as the County's Natural .-\reas Protection Program and local greenbelt 111it1at1ves, to encourage other local uru ts of government to pre pare regio nal open space plans and identify impor- Recommendation 1.13 Agricultural Conservation Programs Increase the number of active farms with conservation resource enhancement programs though assistance m prepanng and 1mplement1ng plans. tant natural features for protection. OBTECTIVE2 Preser ve wetlands, woodlands, floodplain s and other natural features through resource assessments, model regulations and leveraging open space and trail programs. Recommendation 2.1 Model Ordinances Evaluate ei-ast1ng wetlands, floodplains and woodlot ordinances and develop a model ordinance to encourage all local uruts of government to amend or adopt consistent regulations. Recommendation 2.2 Natural Features Overlays Develop and support local uruts of governments m 1mplement1ng buffer areas, setbacks, natural featu re overlay zones and other innovative tools to protect natural resources . Recommendation 2.3 Mitigation Bank Develop a local wetlands mitigation bank to purchase and preserve larger, more important wetlands throughout the County. Recommendation 2.4 Natural Features Inventory Refine the natural features inventory and ide ntify potential natural resource corridors and other natural features at a scale conducive for local urut of government planrung and land development regulation efforts. Page 5-14 OBTECTIVEJ Improve air quality for county residents by reducing automobile and other source emissions. Recommendation 3.1 Funds for Non-Motorized Transportation Place a high pnority and allocate greater funding towards non-motorized forms of transportation in the County. Recommendation 3.2 Regional Approach to Reduce Emissions Par ticipate with southeast l\lich1gan age ncies ro prepare a regional approach to reduce erruss1ons from automobiles and other sources. OBTECTIVE4 Increase awareness and use of best management techniques through an aggressive public education program . Recommendation 4.1 Resource Protection Case Studies Encourage the I Iuron .-\ rea Chapter of the ,\ mencan Institute of Architects to prepare case examples (based on local sites) illustrating resource protection techmques and presenting them to local umts of government. A Sense o f Place, A Sustainable Future �1111 Natural Resources Recommendation 4.2 Natural Resource Ordinance Audits Encourage the Huron River \v'atershed Council to continue natural resource ordinance audits for local units of government. Recommendation 4.3 Bes t Management Practices Toolkit Prepare and publish a best management practices toolkit for use by local government, developers and community groups. Recommendation 4.4 Annual Water Quality R eport Prepare an annual water quality report to gauge progress m meeting water quality enhancement goals. A Comprehensive Plan For Washtenaw County Page 5-15 ��-- Chapter 6 Economic Development .,\ Comprehf'nsive Plan For Washtenaw County �Washtenaw County \ Lyndon Township Dexter Township Webster Township Salem Township Northfield Township / Barton Hill. Village Sylvan Township Sharon Township Lima Township Freedom Township Ann Arbor To~nship_ Superior Township Scio Township Ypsilanti City Lodi Township Pittsfield Township Ypsilanti Township York Township Manchester Township Bridgewater Township Saline Township I Augusta Township .-\ Sense of Place, L\ ustrunable Future �--Economic Development 6.1 Purpose A healthy economy is needed to provide Jobs for our residents and raise the standard of living for our lower income citizens. A healthy economy also provides the necessary tax base needed to provide public services. \Xi'hen integrated with the land use, transportation and utility elements of a comprehensive plan, economic development policies can promote an efficient pattern of growth that supports our sense of place. 6.2 Resident Comments While the county currently has a steady job formation and the lowest unemployment rate in the state, there are several economic development challenges and opportunities: Economic Development Goal The following goal of the economic development element is based on resident input and analysis of conditions and trends: Highlights of Resident Comments from Regional Workshops For a complete list of resident comments see the Public Participation Support Document. • The loss of manufacturing jobs in the County has resulted ill a need to attract new higher paying illdustries to replace these jobs. • Workers in the County often cannot afford to live ill the County. There 1s a need for higher paying Jobs and a variety of housing types. • Township officials cite the need to promote economic development throughout the County to provide the tax base needed to pay for public services. • Residents expressed the desire to see a healthy economy which provides jobs at all levels for theu children and opportunities for the County's older residents who must supplement limited incomes or 1ust feel themselves to be productive members of our society. • Residents are concerned about the loss of farmland w1tlun the County and the difficulty this creates for our farmers to continue the business of agriculture. GOAL Provide job opportunities, raise the standard of living of county residents, promote a sense of place and realize a tax base sufficient to provide public services through a comprehensive set of public and private strategies to foster and attract emerging industries. • Infill of underutilized parcels in our cities and vacant existing manufacturing facilities offer ready sites for expanding companies and reduces the impacts of sprawl. .c\ Comprehensive Plan For Washtenaw County Page 6-3 �Chapter 6 6.3 Conditions and Trends The County currently has a strong economy as demonstrated by the following indicators : Share of Regional Jobs: A net in migration of workers indicates strong job formation compared to the region. Washtenaw County has a large number of workers commuting into the County to work. According to the 2000 census, over 70,000 people commute into the County for work compared to 40,000 county residents commuting out of the County for work. Ratio of Population to Jobs: In 1990, the ratio of residents (16 years and older) in the labor force to jobs was 10:7. In 2000 this ratio is nearly 10:8. Over the next 20 years, job growth is projected to increase by 20.5 percent, from the current 232,175 jobs in the County to 279,741 by 2020 (an increase of 47,566 jobs). Unemployment Rates: \\7ashtenaw County consistently has had annual unemployment rates lower than both the State and C.S. averages (Figure 6-2) . In 2002, \'{'ashtenaw County had the lowest unemployment rate in the State of Michigan at 2.9 percent. Currently, the unemployment rate in the County is 3.2 percent, compared to 7.5 percent at the State level. 1111 :1111 311) .... Figure 6-1: Number of Jobs in Washtenaw County, 1990-2020. Source: Washtenaw County Department of Planning and Environment Median and Per Capita Income: According to the 2000 U.S. Census, \'v'ashtenaw County's median household income was $51,990, exceeding the median household income for the State of $44,667. Similarly, the per capita income for Washtenaw County of $27,173, is also higher than the $22,168 State average. Economic Tax Base: With a taxable value of approximately $5.5 billion, businesses represent nearly 50 percent of the total taxable value of the County. This $5.5 billion generates $128.5 million annually in taxes for the County and various taxing entities. By contrast, the residential tax base generates about $100 million annually (much of the difference is attributable to the additional $18.00/$1000 value that businesses pay into the state school aid fund under Proposal A). Businesses directly subsidize many of our community services. A recent report regarding tax base and services in Scio Township indicates that only 26 percent of taxes paid by businesses are used to provide services to those businesses. This means that 74 percent of taxes paid by businesses provide services to the community's residential areas. Case Study Source: A Cost of Community Services Study of Scio Township , 1996 Page 6-4 : . L I. llll(l 11i,8\ l\1112 IIIO) 1""'4 •llf> 1996 19(17 19'8 ~ DX) 2001 2!XX1 nJ:l Figure 6-2: Annual Average Unemployment Rate For Washtenaw County, Michigan , and the U.S. 1990-2004. Source: Washtenaw County Department of Planning and Environment ,-\ Sense of Place, A Sustainable Future 2(1),1 �Economic Development Capital Investment: In 1999, \'\'ashtenaw County firms received S84 million in venture capital, or 79 percent of the total invested statewide (Ann Arbor ews, 2000). ational Recognition: Washtenaw County consistently ranks high nationally as a good place to do business and was recently ranked the 9th most attractive economic development area in the nation (Expansion Management Magazine 2001) and the 9th Metro Area 111 the nation for new facility expansions (Site Selection Magazine 2001). Public Adm,n1stra11on 3% AgncUltute. M1nmg Natural Resouu,es 2% Manufactunng 15% Serv1ces 51% Transponat1on Commumcaaons and Utiht,es 4% Trends The County's job growth is expected to continue at a healtl1y pace over the next 20 years growing from the current 232,175 jobs to over 279,741 Jobs. In rapidly growing communities, there is a tendency for most new Job formation 111 the construction and retail sectors fueled by new hous111g construction and retail services to support new neighborhoods. An over reliance on conscruct10n and retail jobs results in lower paying jobs and higher unemployment rates during recessions as discretionary income decreases. The share of service sector jobs has been increasing 111 the County. As the chart to the right shows, service sector jobs account for 51 percent of the total jobs \vithin tl1e County, with a projected increase of 16.9 percent over the next 20 years (double tl1e 8.9 percent 111crease that occurred between 1990 and 2000) . ervice sector jobs can include a broad range of job levels, and pay, rang111g from Jobs 111 hotels and motels, repair shops, barber and beauty shops, hospitals, schools and business services; to engineering, software, architecture, lawyers and consultants. A Comprehensive Plan For \v'ashtenaw Co unty Finance 1ngura11Ce & Real Estate 5% Figure 6-3 : Distribution of Jobs in Washtenaw County by Sector. 2000. Source: Washtenaw County Department of Planning and Environment Page 6-5 �Chapter 6 6.4 Target Industries The share of service sector jobs in the County is expected to continue to increase over the next 20 years. To counteract this trend toward over reliance on service sector jobs, it is important to identify, foster and attract a set of "target industries" to provide jobs at all skill levels and to recession-proof the economy during economic downturns. Target businesses are emerging industry sectors that are realistic to grow and attract. They also provide employees with an average wage that will meet or exceed the current median family income. Based on an analysis by the Washtenaw Development Council, realistic emerging industries for the County to consider include: • Information Technology (telecommunication, software support, electronic publishing) • Life Sciences (pharmaceutical, medical devices, respiratory therapy, biological sciences) • Automotive R&D (particularly as it relates to leveraging Centers of Excellence at UM, EMU, currently polymers, plastics, MEMS [Microelectromechanical systems] and WIMS [\'v'ireless Integrated MicroSystems], telematics, alternative fuels) • Nanotechnologies (MEMS [Microelectromechanical systems] miniature sensors and mechanical devices used in medical diagnosis, air bag sensors, etc) Target industries also have a high multiplier effect on the local economy. For every 100 jobs created in the Physical and Biological Research sector (includes research and development in the physical, engineering and life sciences), 80 indirect jobs are created to support tl1ese workers. Indirect jobs include jobs at all skill levels including retail, accounting, legal, health and engineering services (2003 NAICS Multipliers). Local economic programs and plans should identify and implement a set of strategic actions to grow and attract these targeted businesses. To determine our potential for success, a careful assessment of our assets and the infrastructure needed to support these companies must be performed. For example, communities witl1 significant "quality of life" amenities are attractive to entrepreneurial firms because these companies employ higher skilled workers and the needs and desires of their technical personnel (human resource considerations) becomes increasingly important on location decisions. Assessment of the conditions that target industries consider in making decisions to expand or relocate to an area can be described in terms of the factors used by companies in making location decisions. A 1996 assessment of locational factors shows that the county has many locational strengths but also has constraints to overcome (Figure 6-4). Page 6-6 Locational Strengths Numerous technology and research facilities University of Michigan and Eastern Michigan Universities which are able to provide support and spin-offs Outstanding training and retraining institutions such as Washtenaw Community College Willow Run Airport(the nation's leading dedicated cargo airport) and Detroit Metropolitan Airport (11th largest in the country) Well represented rail lines and interstate access Available land for industrial and commercial development A nationally recognized quality of life . Locational Constraints Limited availability of labor due to low unemployment rates Aging physical infrastructure requiring high maintenance and replacement High cost of living compared to national figures Limited availability of sites and speculative facilities for immediate occupancy Government regulatory requirements Conflicts between existing rural land uses versus urban development Figure 6-4: Washtenaw County Locational Strengths and Constraints. Source: Economic Development Strategic Plan for Eastern Washtenaw County, 1996. A Sense of Place, A Sustainable Future �Economic Development Our universities are a significant economic asset for growing and attracting target industries and economic prosperity in the County can benefit from the "slipstream" effect of the universities and their inventions, applications and students. Recent facilities such as the new $400 million University of Michigan Life Sciences Complex and the construction of a $20 million Biomedical Engineering Building are significant assets for growing and attracting target industries. There is also a high potential for local venture capital due to this type of investment related to strong educational system and large amount of research dollars. The involvement of many participants with diverse perspectives and needs and offering different resources is one of the greatest challenges to implementing a strategic economic plan for the County. There are over 30 public, private and not-for-profit organizations involved in target industry support, ranging from job training, to site location and high-level management talent, (such as CFOs with experience in taking a company from concept to production). While the depth and breadth of this supporting infrastructure is an asset, dissimilarity of perspectives complicates the processes of promoting economic development, often creating competitive conditions or "turf battles" among the actors seeking to secure added economic activity. When this situation occurs, the result can discourage potential prospects and have the opposite effect of worsening the local economy instead of improving it. (Economic Development Strategic Plan for Eastern Washtenaw County, 1996). OBTECTIVE 1 Iden tify the specific needs of target in d ustries and d evelop th e infras tructure need ed to grow and attract th ese emerging b usinesses. Recommendation 1.1 Strategic Plans for Target Industries Develop strategic plans for each target industry including an assessment of nauonal and regional industry trends, assessment of our assets and competitive advantages, and supporting infrastructure requirements mcluding faciliues, workforce, venture capital and business assistance. Recommendation 1.2 Universi ty and College Connections Establish better I.inks between the U111versities and Colleges and busmess and idenufy ways to leverage their technology and facil.iues to 111crease target industry spin-offs. Recommendation 1.3 Economic Organization Alignment Align economic organizat10n resources to promote and support target mdustrtes and job training. Lab space at the Un iversity of Michigan Life Sciences Institute. Source: Life Sciences Institute Facilities Slideshow located at http:!/ www.lifesciences.umich.edulinstitutellabs/index. html: website design by U-M marketing communications © Regents of the University of Michigan A Comprehensive Plan For \Vashtenaw County Page 6-7 �Chapter 6 6.5 Job Training To increase the opportunity for our residents to succeed, we must also prepare our residents for jobs at all skill levels. This can be achieved by identifying the types of indirect jobs created from target businesses and developing training and placement programs for these jobs. Residents with special needs require supportive services to be part of the County's workforce. This requires programs designed to assist our youth, offenders emerging from correctional facilities, residents making the transition from welfare to work, the homeless and people with disabilities. In addition to these groups, residents over 65 years of age are expected to increase by 95 percent over the next 20 years. Many of these older residents will need assistance in finding jobs to augment limited incomes or just to feel as a contributing part of society. The County Employment Training and Community Services Department and the \'v'orkforce Development Board play an active role in providing direct services, such as career preparation and linking job seekers with employers. This group also coordinates academic and technical skill training through the public school and community college systems. OBTECTIVE2 Develop the training and placement prog ram s needed to tak e ad vantag e of targe t busin ess direct and indirect jobs and help residen ts at all socioeconomic levels to be gainfully employ ed. Recommendation 2.1 Target Industry Workforce Programs Identify the industry specific workforce needs of target businesses and develop workforce programs to meet those needs. Recommendation 2.2 Target Indus try Curricula Encourage our universities to provide programs and courses related to target businesses, working closely with employers to develop sectorresponsive curricula. Recommendation 2.3 Indirect Job Training Prepare residents for the indirect jobs created by target businesses, providing jobs at all skill levels and assisting the growth of small business in the County. Recommendation 2.4 Job Opportunities for Older Residents Identify job opportunities for our older residents and develop training and placement programs. Technical skills training at Washtenaw Community College Classroom instruction at Washtenaw Community College Page 6-8 A Sense of P lace, A Sustainable Future �Economic Development 6.6 Available Sites Target businesses are often fast growrng comparues expanding their workforce and facilities in a short period of time to meet new market demands. Once these target companies make the decision to expand or relocate to an area, they cannot afford the cost involved in finding a site, obtaining local zoning approvals and developing site infrastructure. To reduce the time and expense involved, these companies often seek existing buildings, business park locations and pre-zoned sites of sufficient size, located at major interchanges. The County has over 38 existrng busmess parks occupying 3,765 acres of land. However, only 948 acres are available for development. ew business parks are planned in Pittsfield Township which will provide an additional 201 acres for development. Infill sites in our cities and villages include vacant downtown office buildings, vacant and deteriorating manufactunng buildings and scattered vacant lots. \'v'hile these sites offer existing utilities and close proximity to universities and other supporting bus111esses, they often require extensive site demolition and building renovation to meet modern standards. In addition to infill sites in our cities, there are numerous vacant manufactunng buildings scattered throughout the County. For example, 111 Ypsilanti there are 21 vacant office and industrtal sites and in aline, there are three vacant 111dustrial sites and one vacant office building. The eastern portion of the County offers unique opportunities for business development. The close prox.unit:y of this area to the Detroit Metropolitan and \Villow Run Airports and com-enient access to I-94 are locat10nal factors that make this area marketable for future development. There have been several irutiatives to develop and promote this area including: • "The Wayne County Aerotropolis: Recaptunng Michigan's Competitive Advantage" recommends the development of air travel related, mtensive bus111ess clusters near the airport and along its transportation corridors. OBTECTIVEJ D evelop an in ventory o f rea dy sites fo r exp anding and new busin esses. Recommendation 3.1 In.ill Development Sites for Targ et Industries Develop an inventory of existing buildings and infill development sites and the renovation needed to make these sites suitable for target businesses. Recommendation 3.2 Brownfield and DDA Funds for Infill Place a high prionty on the use of Brownfield and DD, \ funds for preparing infill sites for development. Recommendation 3.3 Manufacturing Buildings for Re-use Develop a strategy to attract ne,v businesses to the vacant manufacrunng butldmgs scattered throughout the Count\. Recommendation 3.4 Reg ional Efforts to Attract Business Continue to support regional efforts to attract business ro underu nlize<l and 111 fill s1tcs 111 the eastern portion of the County Supporting Recomm endations Landscapes 2.2, 2.3 • "A Strategic Vision and Planning Gwdelines for \\'illow Run 1\1rport" recommends how this airport relates to the Aerotropolis, a master de,·clopment plan for the airport area and additional actions to attract "target" industries. • "East Ypsilanti Area Plan," an econorruc development strategic plan for Eastern \'{'ashtenaw County. A Comprehensive Plan For \X'ashtenaw Counry Page 6-9 �Chapter 6 These reports recommend local and regional actions to promote the eastern portion of the County and should be reviewed for action that can promote target industry development in this part of the County. Having a supply of ready sites will require larger building sites located at major interchanges that are zoned properly and have water and sewer infrastructure at the site. Identifying and implementing the Activity Center concepts detailed in the Landscapes Chapter of this plan will help to provide these ready sites. 6.7 Workforce Housing The presence of workforce housing is very important in Washtenaw County with a rapidly increasing service sector. Many residents have identified the need for service sector housing and a broad spectrum of housing types to accommodate workforce housing and reduce commuting distances. Availability of decent, affordable housing within a reasonable commuting distance is also a key factor for business location decisions. Many households fall within a category commonly called "workforce housing" and have incomes that place them in the low or moderate income range. Supporting Recommendations Housing 2.1, 2.2, 2.3, 2.4, 2.5 These households usually cannot qualify for existing housing programs, such as the Home Investment Partnership (HOME) and Community Development Block Grant programs, because their incomes are not low enough. To address this issue in Washtenaw County, several recommendations are created and detailed in Chapter 7 Housing. Page 6-10 A Sense of Place, A Sustainable Future �Economic Development 6.8 Agricultural Economy The County has a relatively strong agricultural economy despite continued decline in active agriculture operations and acreage and a reduction in supporting infrastructure. In 1997, the latest agricultural census available, Washtenaw County's farm economy ranked 24th out of 83 Michigan counties. Washtenaw County is the state's top producing county for sheep (USDA National Statistics Service, 1998). These rankings speak to the importance of Washtenaw County's agricultural sector in the region and in Michigan. Between 1987 and 1997, when adjusting figures to 2002 dollars, the market value of agricultural products sold in Washtenaw County decreased from $75.5 million to $63.3 million, a 16 percent decrease. \'v'hile we have experienced a loss of farmland and its supporting infrastructure, new markets for agricultural products such as corn, wheat, oats, soybeans and fresh vegetables, meats, and dairy provide opportunities for local farmers to be successful and new markets also have the potential of job creation at new local processing facilities. Agricultural operations in Washtenaw County • Local Food Markets: Local food markets capitalize on the growing interest in supporting alternatives to globally-imported foods that are better for human health and food security, the environment and the stability of the economy. The new market system aims to close the gap in producer-consumer relationships by working cooperatively across public, private and nonprofit sectors to develop food systems that are "self-reliant locally or regionally based." • Ethanol Production Plants: Ethanol is a good, renewable fuel source made from corn. Currently there is a proposal to build an ethanol plant in Lenawee County. This plant could process as much as 17.9 million bushels of corn a year. • Nutraceuticals Production: Neutraceuticals are natural, bioactive chemical compounds that have health promoting, disease preventing or medicinal properties. Nutraceutical markets include, herbal and dietary supplements and the pharmaceutical industry. The same approach to growing and attracting target industries applies to developing the emerging agricultural economy. A strategic set of actions needs to be in place to develop the supporting mfrastructure needed to make local farmers successful. A Comprehensive Plan For Washtenaw County Page 6-11 �Chapter 6 Because the local food economy movement is so new, information about the supporting infrastructure and organizational networks needed to grow this industry is limited. While there are several existing groups supporting this economic sector, there is limited direct involvement by government, however, governmental policy has major implications for this industry. There are several recent and ongoing initiatives that are setting policy in this arena such as the recent Ann Arbor Greenbelt Initiative, Ann Arbor Township's Farmland and Open Space Preservation Program and the Washtenaw County comprehensive planning process that can have far reaching impact on land availability, tax structure and incentives. As with other target industries, a supporting infrastructure for a local food industry needs to be in place. Tlus infrastructure includes an identification of economic opportunities, attracting financial resources through grants and local venture capital, physical facilities such as processing and foodrelated small business incubators to support start-up enterprises, business and entrepreneurial support services, and public programs that support this industry. One of our biggest challenges is to "jump start" this industry by developing local markets for locally grown food. As food consumers, we have moved from our agrarian roots where we relied solely on locally grown food to a system where we view nationally and intenationally grown products distributed through supermarkets as both the most convenient and highest quality method of obtaining our food. To promote the value of locally grown food to future sustainability and overcome these built in biases and misconceptions regarding convenience and quality, marketing locally grown food needs to start with a reeducation process. Traditionally, local food markets have been limited to local farmer's markets and special orders (e.g., meeting religious needs) . Opportunities for immediate expansion include sales to local institutions such as schools, hospitals, food assistance agencies, restaurants and locally managed stores capable of sourcing their food locally. Other areas of consideration for the short-term include local food networks (partnerships between farmers, buyers and consumers) and ethanol plants. OBTECTIVE4 M aintain th e viability of the ag ricultural sector of the Coun ty's economy through developing and s upporting ne w and e n hanced m arkets £or locally g ro,vn food. Recommendation 4.1 Supporting Network Facilitate public, pnvate and community groups involvement 111 developmg local food support systems. Recommendation 4.2 Agriculture Industry Strategy Develop a target mdustry for locally grown food mcluding an 1dent1ficat1on of the supporung infrastructure regwrements, venture capital, fa cilities, busmess assistance, education, tra111111g and public policy needed to make this sector successful. Recommendation 4.3 Education and Marketing Re-educate the community on the value of a localized food system through a variety of techrugues includuing school and commurut:y based mitiauves, community networks, local marketmg (and events) and farm-based and web-based education. Recommendation 4.4 "Jump Start" the Agricultural Economy Identify and promote short rerm markers for locally grown food products to " jump start" this economy. Supporting Recommendations Agriculture 1.1, 1.2, 1.3 Page 6-12 A Sense of Place, A Sustainable Future �Economic Development 6.9 Ecotourism and Heritage Tourism Our uruque landscapes, historic buildings and natural resources offer opportunities for ecotourism and heritage tourism bringing visitors and revenue into our community. The County has many unique natural features and historic places th.at attract visitors to our area and ecotourists and heritage tourism is a small but important part of our local economy. Each year, over four million tourists visited the County spending over $352 million during their stay and providing 5,700 jobs for residents. Developing these economic sectors can be an important part of maintaining the viability of our village main streets and providing an expanded tax base for townships. DETECTIVES Develop an Eco tourism and Heritage Tourism Program for the County to provide jobs and tax base for local governments. Recommendation 5.1 Ecotourism and Heritage Tourism Identify current and future Ecotourism and Heritage Tourism opportunities in the County and develop a marketing strategy to grow this economic sector based on local desires and natural resource holding capacities. Ypsilanti Automotive Heritage Museum in Depot Town, City of Ypsilanti A Comprehensive Plan For \Vashtenaw County Page 6-13 �Chapter 6 6.10 Summary GOAL Provide job opportunities, raise the standard of living of county residents, promote a sense of place and realize a tax base sufficient to provide public services through a comprehensive set of public and private strategies to foster and attract emerging industries. OBTECTIVE1 Identify th e specific needs of target indus tries and develop th e infrastru cture needed to g row and attract these emerging businesses. OBTECTIVE2 Develop the training and placement programs needed to take advantage of target business direct and indirect jobs and help residents at all socioeconomic levels to be gainfully employ ed. Recommendation 1.1 Strategic Plans for Target Industries Develop strategic plans for each target industry including an assessment of national and regional industry trends, assessment of our assets and competitive advantages, and support1ng infrastructure reqwrements including facilities, workforce, venture capital and business assistance Recommendation 2.1 Target Industry Workforce Programs Identify the mdustry specific workforce needs of target businesses and develop workforce programs to meet those needs. Recommendation 1.2 University and College Connections Establish better links between the Universities and Colleges and business and identify ways to leverage their technology and facilit1es to mcrease target industry spm-offs. Recommendation 2.2 Target Industry Curricula Encourage our uruversicies to provide programs and courses related to target businesses, workrng closely with employers to develop sector-responsive curricula. Recommendation 1.3 Economic Organization Alignment Align economic orgaruzat1on resources to promote and support target industries and job trrurung. Recommendation 2.3 Indirect Job Training Prepare residents for the mdirect jobs created by target businesses, providing jobs at all skill levels and ass1st111g the growth of small business in the County. Recommendation 2.4 Job Opportunities for Older Residents Identify 106 opportumties for our older residents and develop trrunrng and placement programs. OBTECTIVEJ Develop an inventory of ready sites for expanding and new businesses. Recommendation 3.1 In.ill Development Sites for Target Industries Develop an mventory of ex1st1ng buildings and infill development sites and the renovation needed to make these sites swrable for target busrnesses. Page 6-14 A Sense of Place, ,\ Sustainable Future �Economic Development Recommendation 3.2 Brownfield and DDA Funds for Infill Place a high priority on the use of Brownfield and DDA funds for preparing 111fill sites for development. Recommendation 3.3 Manufacturing Buildings for Re-use Develop a strategyoto attract new businesses to the vacant manufacturing buildings scattered throughout the County. Recommendation 4.2 Agriculture Industry Strategy Develop a target industry for locally grown food including an identification of the supporting infrastructure requirements, venture capital, facilities, busmess assisrance, educatJon, training and public policy needed to make this sector successful. Recommendation 4.3 Education and Marketing Re-educate the community on the value of a localized food system through a variety of techniques includwng school and community based initiatives, community netRecommendation 3.4 works, local events and marketing, and farm-based education and web-based educaRegional Efforts to Attract Business Continue to support regional efforts to attract business to underutilized and infill tion. sites 111 the eastern portion of the County. Recommendation 4.4 ''Jump Start" the Agricultural Economy Supporting Recommendations Identify and promote short term markets for locally grown food products to "jump Landscapes Element Chapter 3: start" this economy. Recommendation 2.2 Supporting Recommendations Activity Center Locations Recommendation 2.3 Agriculture Element Chapter 4: Activity Center I1ifi-ast111c/11re Recommendation 1.1 Ne1v Market Opportunities Housing Element Chapter 7: Recommendation 1.2 Recommendation 2.1 Ne1v Market Zo11i11g A111111al Housing Unit Targets Recommendation 1.3 Recommendation 2.2 New Market Ed11cation Low Income Housing Tax Credits Recommendation 2.3 Redevelopment Funds Recommendation 2.4 Density Incentives Recommendation 2.5 Infill Development in Villages OBTECTIVE 5 Develop an Eco tourism and Heri tage Tourism Program for th e county to provide jobs and tax base for local governments. Recommendation 5.1 Ecotourism and Heritage Tourism Identify current and future Ecotounsm and Heritage Tourism opportunities in the OBTECTIVE4 County and develop a marketJng strategy to grow this econormc sector based on M aintain the viability of th e Ag ricultural seccor o f th e County's economy local desires and natural resource holding capacities. through developing and s upporting new and enhanced m arkets for locally grown food. Recommendation 4.1 Supporting Network Facilitate public, pnvate, and community groups 111volvement food su ort s stems. A Compreh ensive Plan For \v'ashtenaw County 111 developing local Page 6-15 �Chapter 7 Housing A Comprehensive Plan For Washtenaw County �Washtenaw County \ I Lyndon Township Dexter Township Webster Township Northfield Township Salem Township I I I Sylvan Township Lima Township Superior Township __ - S-Cio Township Ypsilanti City Sharon Township Freedom Township Lodi Township Pittsfield I Township! York 1 Township Manchester Township Bridgewater Township Saline Township Ypsilanti Township Augusta Township A Sense of Place, A Sustainable Future �Housing 7.1 Purpose Adequate, safe, and decent housing is the most baslC need of a community. The location of housing units and proXllllity to schools, stores and jobs contributes to the physical health of the residents. Diverse types of housing helps to give our communities a strong sense of place and contributes to our economic and social diversity. 7.2 Resident Comments Residents want livable communities, affordable housing, and housing close to jobs. Resident comments consistently centered around the following topics: Highlights of Resident Comments from Regional Workshops For a complete list of resident comments see the Public Participaaon Support Document. • \X1e need affordable housing for all populat:1ons (young and old). Thts needs to be better addressed and not by manufactured home communmes, we need new ideas generated for this difficult topic • Need density for both affordable and other levels of housing • Need m1x of hous111g types to accommodate workforce housing and cut down on commutes • Provide affordable housing through use of design, such as cluster development, higher density, and redevelop older areas wluch allows land to be left vacant for all to enjoy. \v'ashtenaw County needs more quant:J.ty and quality of affordable housing, promote cohousmg, co-ops, condos, townhouses, seruor residences Housing Goal The following goal of the housing element is based on resident 111put and analysis of conditions and trends: GOAL To provide safe, decent and affordable housing for the County residents focusing on the needs of lower income, work force and special needs populations . • Development of manufactured housmg commuruties (:t\U IC) ts genernung increas111g concern among cmzens. The issue surroundmg MI I Cs 1s that such de,·elopments do not contribute to the tax base to sufficiently cover police, fire and school services needed by their residents. A Comprehensive Plan For Washtenaw County Page 7-3 �Chapter 7 •, -. L . l "-• • 1 ~ , - .I,,._ I - , - 7.3 Condition and Trends Housing Types and New Housing Construction Trends The vast majority of housing, both owner-occupied and rental, is constructed by the private sector. In 2000 there were 131,069 total housing units in Washtenaw County which can be classified into three categories: single-family detached, multi-family attached, and manufactured. • Single-family detached housing accounts for the majority, representing 54 percent of all housing units, an increase from 51 percent in 1990. • Multi-family housing accounts for 41 percent of all housing units as of 2000, down from 44 percent in 1990. • Manufactured housing accounts for four percent of all housing units, up from three percent as of 1990. Looking forward to 2020, if housing continues to be constructed at the current rate: • Single-family detached housing will increase to 59 percent of all housing units; I• 1990 □ 2000 ■ 2020 I Figure 7-1 : Housing Types in Washtenaw County, 1990-2020 Source: US Census: Washtenaw County Department of Planning & Environment (2020) • Multi-family attached will decrease to 36 percent of all housing units; and • Manufactured housing will increase to five percent of all housing units. Housing Prices Owner-occupied housing sale prices have been increasing at approximately six percent annually. Between January of 1999 and January of 2004, the average residential sales price increased from $181,464 to $237,164 (Ann Arbor Board of Realtors). Rental costs have been increasing at an average rate of three percent annually. Between 1990 and 2000, the average contract rent increased from $490 a month to $633 a month (2000 US Census). Age of Housing Maintaining the existing affordable housing stock is one important method of providing housing for low-income families. Of the 131,069 total housing units, 41,137 (31 %) were built before 1960. Much of this housing stock remains affordable by current standards set by the U.S. Department of Housing and Urban Development (HUD). Page 7-4 A. Sense of Place, A. Sustainable Future �- ~ - ~ _-,- - •I. , Household Income Categoncs Housmg needs in the County are best demonstrated by connecting household income with hous1ng expenses and the availability of hous1ng units for each income level. Households, as defined by I IUD are "all of the people who occupy a housing unit as their usual place of residence." "Family households," where occupants are related by marriage, birth or adoption, are a subset of all households. For purposes of clarity and consistency, this plan refers to all households. I Iousehold income levels are categorized by HUD annually, based on the median income for a family household of four persons within a defined geographic area. Washtenaw County's defined geographic area includes Lenawee and Livingston Counties for the purposes of calculatmg the median family income (l\fFI). The following are the standards used by HUD with FY2004 income levels: Income 1~• : Housing 1 Person 2 Person 3 Person $12.075 $13,800 $15,525 Very Low (50%) 8,160 9,300 10,485 Extremely Low (30%) 4,890 5,595 6,300 Low (80%) Income Low (80%) Very Low (50%) Extremely Low (30%) 4 Person 5 Person 6 Person $17,250 $18,630 $20,010 11 ,655 12,585 13,515 6,990 7,545 8,115 Table 7-1 : Affordable Housing Costs Per Income Category Source. HUD, Wash tenaw County Department of Planning and Env,ronment Income Group 1 BR 2BR 3 BR • Extremely Low Income (ELI) households earn less than 30 percent MFI l\fedian ncorre Low er hcorre (80%) 80,500 92,000 103,500 • Very Low Income (VLI) households earn between 31 percent and 50 percent MFI Very Low ncorre (60%) 62,280 74 ,640 83,850 • Low Income (LI) households earn between 51 percent and 80 percent MFI Table 7-2 : Maximum Affordable House Price by Income Group at two times annual income • Moderate Income (l\11) households earn between 81 percent and 95 percentMFI. $108.800 $124.400 $139,800 Source: HUD, Washtenaw County Department of Planning and Env,ronment Many households fall with1n a category commonly called "workforce housing" and have incomes that place them in either the LI or MI category. These households usually cannot qualify for existing housing programs, such as the Home Investment Partnership (HOME) and Commuruty Development Block Grant (CD BG) programs, because their incomes are not low enough. I lousing Availability and Cost Burden Affordable housing is defined as a household not needing to spend more than 30 percent of its income on housing expenses. A household has a moderate housing cost burden if it spends between 31 percent and 50 percent of its income on housing. The hous1ng cost burden is considered severe if it is over 50 percent of the household income. Table 7-3 1s a summary of housing availability by cost burden based on the 2000 Census, showmg vanous income groups and the type of housing that is available and affordable to them. A Comprehensive Plan For \X'ashtenaw County Page 7-5 �• -' • _ j . ' . J I L 1 • ~ l I • Table7-3: Income and Housing Affordability Survey 1 Extremely Low Income Households (ELI) • Earning between 0% and 30% of the Area Median Income Very Low Income Households (VU) • Earning between 31 % and 50% of the Area Median Income Low Income Households (LI) • Earning between 51 % to 80% of the Area Median Income • 13.7% of total County households (16,936 households) • 10. 7% of total County households (13,149 households) • 15.1% of total County households (18,606 households) • 80% occupied rental units (13,550 households) • 68% unoccuppied rental units (8,946 households) • 53% occupied rental units (9,872 households) • Washtenaw County supplied 7,907 rental units, indicating an initial deficiency of at least 5,553. • However, of the 7,907 rental units, only 3,732 (47.2%) were occupied by ELI renters, remaining rental units were occupied by households with incomes >30% AMI. •Asa result, this crowding out factor increases the need for affordable rental units for ELI households to approximately 9,728 units. • 3,476 ELI households living in owner-occupied units, and 1,853 ELI households had a housing cost burden over of 50% of their annual income. • 20 ,709 rental units were considered affordable to this income group. Of these, 9,635 (46 .6%) were occupied by VLI households. The other 11,070 (53.4%) units were occupied by higher income households or lower income households who bear a housing cost burden in excess of 30% or even 50% of annual income. • While the census data show a small surplus of units affordable to this group (689 units) , 1,503 households in this renter group had a housing cost burden in excess of 50% of annual income. • 4,203 VLI households owned homes • 19,010 rental units were considered available to this group (a small surplus in rental housing of 393 units) • 227 renter households had a housing cost burden exceeding 50% AMI • 8,734 LI households owned homes in 2000 • Of the 14,829 owner-occupied units affordable to households in this income group, 4,088 were occupied by LI households. • 3,330 of the 14,427 owner-occupied units affordable to this income group were actually occupied by ULI households • 1,103 (24%) of the VLI owner-occupied households had a moderate housing cost burden , and 937 households had a housing cost burden in excess of 50% of annual income. University Factor: It is important to consider the effect of the large student population within the County. Students living off-campus are counted in the Census as non-family related ouseholds at the extremely low-income level. Accordingly, the number of low income households is skewed upwards due to the above average student population. The need for new nits for ELI households should also be reduced to factor for ELI student households. Sources. 2000 US Census; HUD. Comprehensive Housing Affordability Strategy (CHAS) Page 7-6 A Sense of Place, A Sustainable Future �' 1' l • ..,. • I Housing Not for Profit Housmg and Public Housing \v'hile for-profit private developers construct the majority of new housing in Washtenaw County, there are non-profit private developers along with public entities that assist with the delivery of housing to Washtenaw County residents. Currently, almost $10 million is received annually through Federal funds, State grants, private foundations and corporations. There are over 20 entities providing services with these funds and programs. Federal programs include Public Housing Commissions, Section 8 vouchers, Shelter Plus Care, the CDBG Program and the HOME Program. Local programs include general fund allocations from both the Washtenaw County Board of Commissioners and the City of Ann Arbor's Council. Other public sector programs include Low Income Housing Tax Credits program, administered by the Michigan State Housing Development Authority (MSHDA) . Special Populations Special populations include older adults (over the age of 65) and the disabled. Special populations often have additional housing-related needs that must be met in order for such individuals to successfully maintain their independence. Additional needs may include a service provider coming to visit to ensure the dwelling remains a safe and healthy environment, and to verify that the special needs person is taking medication as prescribed and eating properly. Figure 7-2: HUD-Assisted Housing Developments According to the 2000 U.S. Census, approximately 70 percent of older adult households in Washtenaw County have incomes less than 80 percent of area median income. There are 1,423 persons over the age of 65 living below the poverty level, which represents six percent of tl1e total population over age 65. A Comprehensive Plan For Washtenaw County Page 7-7 �. . Chapter 7· - 7.4 • •-■ - ' • - • - • • - ..,1 ■ • • OBTECTIVE1 M aintain the exis ting affordable housing s tock in the Coun ty. Current Housing Stock Much of the County's current housing stock is available to and serving some of the needs of lower income residents. Maintaining the existing affordable housing stock is one important method of providing housing for low-income families. Where affordable housing is concentrated in neighborhoods, maintaining this housing requires a reinvestment in both housing and overall neighborhood condio.ons. There are programs in place that make it possible for people to afford the homes so that they have shelter and access to jobs. These programs include: I IOPE VI, I IOME/CDBG ~· Recommeodatioo 1.1 Hou sing Grants Seek I !OPE \'I and other federal grants to improve the quality and desirability of the county's public housing stock. Housing opportunities in Washtenaw County and Low Income Housing Tax Credits Homeowner rehabilitation programs and rehab/resale of single-family units to low-income home buyers is a high priority. There are several low-income neighborhoods in the County where CDBG and I IOME funds can be used to renovate, build housing and improve other neighborhood conditions. The Urban County program, funded by Community Development Block Grant (CDBG) and the Home Investment Partnerships (HOME) Program and County general funds, has targeted five initial neighborhoods for revitalizatlon: • The Gateway Community in the City of Ypsilanti, the Washtenaw Autumn subdivision in Superior Township and the Willow Run area of Ypsilanti Township are within Census Bureau designated low-income areas, making them eligible for the use of Community Development Block Grant (CDBG) funds on an "area benefit" basis. • Areas of Whitmore Lake and the I Iamlet of Salem will need to be assisted with redevelopment primarily on an individual household eligibility basis. Recommeodatioo 1.2 Homeowner Rehabilitation i\Iaintatn and 1mprove the condition of existing housing stock m lower income neighborhoods through homeowner rehabilitation and acqwsmon rehab and resale of single- family rental housing to qualified low-income buyers. Recommeodatioo 1.3 Housing Redevelopment Identify detenoratmg or underutilized multifamily rental units and promote redevelopment through I IOi\fE / CDBG, Low Income Housing Tax Credits and other funding. The CD BG and HOME programs also provide resources to assist in the acquisition and rehabilitation of multi-family rental housing. These programs also emphasize good property management practices that will prevent rental housing from future deterioration. Page 7-8 A Sense of Place, A Sustainable Future �7 .5 Private Sector Residential Developments The private sector 1s the maior provider of most types of affordable housing in the County. Public funding and incentives are available to the private sector to encourage them to provide more affordable housmg. This includes higher density development, financing programs and long-term affordability strategies. There 1s very little production of new lower-cost owner-occupied housmg. \Vhile there 1s no centralized source for the price points, over time, of new housrng construction, recent building permit data and correspondence with a range of local and regional builders suggest that "starter homes" have beginning prices in excess of Sl 50,000, mearung a household needs at least $60,000 in annual income. According to the Ann Arbor \rea Board of Realtors, between December of 1998 and December of 2003, the average residential sales price went from $180,031 to $268,888. This represents an increase 111 average residential sales price of 49 percent over this five-year period. Looking further back, between 1994 and 2003, the average sale price of residential property increased from $139,059 to $268,888 an increase over this nine-year period of 93 percent, or a 10 percent annual growth rate. Some private sector builders and developers have expressed a des1te to contribute to the stock of affordable housing given sufficient incentives and economic feasibility. In addition to the market forces driving up the value of land and housing, the I Iomebuilders Association of Washtenaw County also cite the timely process (zoning changes, creation and alteration of site plans, permitting process, etc.) associated with obtaining local approval for a project as contributing to the high cost of housing. Low Income Housing Tax Credits have been the primary tool used by the pnvate sector to produce low-income housing. MSHDA manages the Low Income Housing Tax Credit program m l\1iclugan. ot everyone can afford or desires homeownership. Prov1drng affordable housing ro low-income and workforce households reqUires the connnued construction of multiple family, cooperanves and cohousing. A Comprehensive Plan For Washtenaw County OBTECTIVE2 Increase the priva te sector produ ction of affordable ho using. Recommendation 2.1 Annual Housing Unit Targets Develop a publ.tc-pnvate partnership with the \Vashtenaw I Iomebuilders Association to set annual unit targets for new affordable houstng construction and to identtfy tncenaves for product10n. Recommendation 2.2 Low Income Housing Tax Credits Encourage the use of Low Income I Ious111g Tax Credits for rruxed 111come large and smallscale renter-occupied developments. Recommendation 2.3 Redevelopment Funds Requ1re all 111-fill and redevelopmenr pro1ects rece1v111g Brownfield or DD..\ funds to provide a percentage of unlls affordable to low income and work force households. Recomm endation 2.4 Density Incentives Provide density incenaves ro the pnvate sector for the production of Traditional Neighborhood Design (fND) "starter homes." Recommendation 2.5 In.i11 Development in Villages Encourage smaller cltles and villages to designate areas for affordable multi-farruly u111ts 111 areas 111tended for higher density Page 7-9 �Chapter 7 - 7 .6 . . Assistance for Lower Income Residents Lower income household annual salaries range between $38,851 and $57,500. Such households earn too much to qualify them for housing assistance programs, but too little to purchase the majority of homes in Washtenaw County. This group qualifies as requiring work force housing. People who work with lower income families who have Section 8 vouchers report the many challenges these families face in obtaining suitable housing. Many multi-family rental communities choose not to participate in the Section 8 program. Even though there are over 2,200 Section 8 vouchers available through several housing agencies at any given time, too often these vouchers go unused for lack of willing landlords. In addition to the administrative requirements of the Section 8 program, private rental housing managers cite the increased frequency of social and community problems that are associated with a concentration of lower income households in a rental community. Property managers are ill equipped to effectively identify early signs of trouble and intervene on behalf of tenants experiencing problems that could lead co eviction. Public housing managers are reluctant to rent to potential tenants who have poor rental histories, because of personal problems or poor money management skills. Public funds, such as the HOME program, create affordable rental and home ownership housing opportunities for eligible low-income households. However, mechanisms need to be in place to assure that more than the first renter or homebuyer household benefits from the program. Due to market forces, housing in this community is expensive. One way to reduce some of the cost of new and existing housing is for non-profit housing development corporations to buy or build housing. I Iowever, most existing nonprofits have very specific target populations and also have limited production capacity. Page 7-10 OBTECTIVE 3 Increase lower income residents' ability to obtain and rem ain in affordable units. Recommendation 3.1 Section 8 Voucher Partnership Develop a publ.Jc-pnvate partnership with the \Vashtenaw .-\rea ,-\parcment .-\ssociation to streamline and gam broader acceptance and use of Sect10n 8 vouchers. Recommendation 3.2 Public Housing and Tenant Assistance Encourage the development of working agreements between public housing comnussions and the social service sector to address tenant problems early to reduce eviction rates and rental community problems. Recommendation 3.3 Mfordable Resale Strategy Use affordable resale strategies to require housing built with public funds to remain at affordable below-market rates over the long term. Recommendation 3.4 E viction Prevention Strategy Create a public-pnvate eviction prevent10n strategy. Recommendation 3.5 Not-for-Pro fit Cap acity Expand existing nonprofit hous111g develop ment corporations to have sufficient production capacity to develop or redevelop lower cost rental housmg on a large scale. .A Sense of Place, A Sustainable Future �7. 7 Special Populations and Homeless OBTECTIVE4 Ensure housing for special populations and Special Populations homeless The changing demographics of the County indicate a substantial growth in the number of older adults, along with a steady increase in the number of disabled persons. "Disability" refers to physical, mental/ emotional and developmental disabilities. These groups require an array of housing options to meet their needs, such as support services that allow them to remain independent as well as design and structural strategies that address occupants' physical limitations. In addition, "special populations" include unaccompanied youth ages 17-20, survivors of domesnc violence and persons living with HIV/ AIDS. More information regarding the number of people requiring supportive services and the Recommendation 4.1 Special Population Needs Identify the amount, type and structural hous10g needs of older adult and disabled populations such as retrofitting housing and wheelchair ramps. exact range and intensity of those services needs to be developed. Recommendation 4.2 Disabled Renter Agreements Encourage service agreements between pnvate sector landlords and the social service sector to improve disabled renters' ability to remain housed. Recommendation 4.3 Foreclosure Strategies Develop public-pnvate strategies to prevent property tax and bank foreclosures on older adult and special needs residents Recommendation 4.4 Aging In-Place Develop strategies with agencies serv111g low111come older adult homeowners to enable "ag111g 111 place." Recommendation 4.5 Tax Reverted Properties \'v'ork with the County Treasurer's office to acqwre tax -reverted property for conversion (through rehabilitation or sale of assets) to supportive housing resources for older adults and the disabled. Page 7-11 A Comprehensive Plan For \'v'ashtenaw County �Chapter 7 Homeless Washtenaw County, the City of Ann Arbor, the Washtenaw Housing Alliance, along with countless other organizations are committed to addressing the causes of homelessness and the needs of those who become homeless. Developing and maintaining the appropriate services people need to prevent the loss of housing is critical to end homelessness. Long-term financing for homelessness is in place through various public and private lending and grant programs. However, the necessary supportive services are funded on a year-to-year basis, causing uncertainty and fragmentation of services. Point-In-Time Survey Data Count Number of Homeless Individuals Surveyed Number of Spouses/Partners with Homeless Individuals Total Number of Homeless Individuals Number of Homeless Families with Children Surveyed Number of Children in Homeless Families Number of Spouses/Partners in Homeless Families Total Number of Homeless Persons in Families 401 2 403 54 110 6 170 Non-Survey Data - Homeless Observed that Declined to Be Surveyed Number of Homeless Individuals 64 Number of Unaccompanied Youth 27 Total Number of Homeless Persons Counted , Not Surveyed Total number of horn eless people including children , youth, spouse, partners counted and/or surveyed on 3/18/2004 excluding those in permanent supportive housing Estimated Analyzed Homeless Count Table 7-3: Washtenaw County 2004 Point-in-Time Homeless Count: Summary Results (excluding persons in Permanent Supportive Housing) Recommendation 4.6 Homeless Plan Develop a strategic plan to end homelessness. Recommendation 4. 7 Transitional Housing Ensure transitional housing (up to 24 months stay) is used for populations who require an intensive, supportive living environment to maintain housing stability. Recommendation 4.8 Supportive Housing Target a specific number of permanent supportive housing units for acquisition or development and set annual goals to reach that target number. Recommendation 4.9 Identify Mainstream Resources l\Iainstream agencies, such as the Family Independence Agency, should clearly identify resources that can be directed toward alleviating homelessness. 91 664 2,756 Source: Washtenaw County Department of Planning and Environment Page 7-12 A Sense of Place, A Sustainable Future �7 .8 Coordinate County Resources OBTECTIVES Currently, nearly $9 million is received annually from federal, state and local sources for housing and housing-related services. Additionally, 2,334 housing vouchers and 548 public housing umts provide housing opportunities for County residents. Over 20 public and not-for-profit groups receive these annual funds (typically via contracts with the City of Ann Arbor and \'\'ashtenaw County) . \X'hile all of these funds are used for eligible activities Qow income and special needs residents), there has been no long-term strategy for coordinanng resources and funds to provide the most efficient services to lower income residents. During the latter part of 2004, Washtenaw County and the City of Ann Arbor will begin the process of integrating and coordinating their individual community development programs. This initiative should greatly improve planning efforts aiming to increase the effective use of Federal, tare and Local resources. Program HOME & ADDI program (feder al) CDBG (feder al) General fund Washtenaw County City of Ann Arbor (Comm unity Dev. & (Community Outside Agencies Development) funding) $1 ,173 ,533 $997 ,600 $768 ,330 (services ) Other Federal Sources State of Michigan (MSHDA) Total $757 ,507 $1 ,931 ,040 $603 ,900 $1,601 ,500 $360 ,000 (housing) Achieve affordable housing goals in the most efficient, cost-effective manner by coordinating community resources. Recommendation 5.1 Housing Targets and Outcomes Through public-pnvate collaborauon, identify the housing "targets" for low income and special needs populauons, and set annual housing unit and supportive service producuon goals and rrack housmg and homelessness expenditures and trends. Recommendation 5.2 Increase Grant Funding Invite local units of government to join the CDBG and / or the HOl\IE program to mcrease federal resources for more affordable housing. $1 ,243 ,907 $115 ,577 (services) Continuum of Care : - Supportive Housing Program - Shelter Plus Care - Emergency Shelter Grant Totals $2 ,871 ,817 $2 ,871 ,817 $687 ,384 $687 ,384 $401 ,900 $401 ,900 . $2 ,939,463 $3,559,201 $401 ,900 $8,737,548 $1,836,984 . . Includes adm1nistrat1ve costs and excludes non-housing related human services funding Table 7-4 : Public Sector Housing & Housing Related Services Funding Matrix* FY July 2004 - June 2005 Source Washtenaw County Department of Planning and Env,ronment A Comprehensive Plan For \Vashrenaw County Page 7-13 �Chapter 7 7.9 Summary GOAL To provide safe, decent and affordable housing for the County's lower income, work force and special needs population OBTECTIVE 1 M aintain the exis ting affordable housing s tock in the County. Recommendation 1.1 Housing Grants Seek HOPE VI and other federal grants to improve the quality and desirability of the County's public housing stock. Recommendation 1.2 Homeowner Rehabilitation J\Iaintain and improve the condition of existing housing stock in lower income neighborhoods through homeowner rehabilitation and acquisition rehab and resale of single-family rental housing to qualified low-income buyers. Recommendation 1.3 Hou sing Redevelopment Identify deteriorating or underutilized multifamily rental units and promote redevelopment through HOi\IE/ CDBG, Low Income Housing Tax Credits and other funding. OBTECTIVE2 Increase the private sector production of affordable housing. Recommendation 2.1 Annual Housing Unit Targets Develop a public-private partnership with the Washtenaw Homebuilders Association to set annual unit targets for new affordable housmg construction and to identify incentives for production. Recommendation 2.2 Low Income Housing Tax Credits Encourage the use of Low Income Housing Tax Credits for rruxed income large and small-scale renter-occupied developments. Page 7-14 Recommendation 2.3 Redevelopment Funds Require all in-fill and redevelopment projects receiving Brownfield or DDA funds to provide a percentage of units affordable to low income and work force households. Recommendation 2.4 Density Incentives Provide density incentives to the private sector for the production of Traditional Neighborhood Design (fND) "starter homes." Recommendation 2.5 In.ill Development in Villages Encourage smaller cities and villages to designate areas for affordable multifamily units in areas intended for higher density. OBTECTIVE3 Increase lower income residents' ability to obtain and remain in affordable units. Recommendation 3.1 Section 8 Voucher Partnership Develop a public-private partnership with the Washtenaw ,-\rea Apartment Association to streamline and gain broader acceptance and use of Section 8 vouchers. Recommendation 3.2 Public Housing and Tenant Assistance Encourage the development of working agreements between public housing commissions and the social service sector to address tenant problems early to reduce eviction rates and rental commu111ty problems. Recommendation 3.3 Affordable Resale Strategy Use affordable resale strategies to require housmg built with public funds to remain at affordable below-market rates over the long term. A Sense of Place, A Sustainable Future �• • · r:-~,.....-~~:,.-•r ~: .· _ ..·,)~·;•Jt~~~ -~-Ps,u~gj ,. -=-'; ..,1 -J...... Recommendation 3.4 Eviction Prevention Strategy Create a public-pnvate eviction prevention strategy. Recommendation 4.6 Homeless Plan Develop a strategic plan to end homelessness. Recommendation 3.5 Not-for-Pro.it Capacity Expand existing nonprofit housing development corporations to have sufficient production capacity to develop or redevelop lower cost rental housing on a large scale. Recommendation 4. 7 Transitional Housing Ensure transitional hous111g (up to 24 months stay) is used for populat10ns who require an intensive, supportive livmg environment to maintain housmg stability. OBTECTIVE4 Ensure housing for special population s and homeless Recommendation 4.8 Supportive Housing Target a specific number of permanent supportive housing units for acquisition or development and set annual goals to reach that target number. Recommendation 4.1 Special Population Needs Identify the amount, type and structural housing needs of older adult and disabled populauons such as retrofitting housing and wheelchair ramps. Recommendation 4.9 Identify Mainstream Resources l\Iamstream agencies, such as the Family Independence .-\gencr, should clearly identify resources that can be directed toward alleviatmg homelessness. Recommendation 4.2 Disabled Renter Agreements Encourage service agreements between pnvate sector landlords and the social service sector to improve disabled renters' ability to rema111 housed. Recommendation 4.3 Foreclos ure Strategies Develop public-pnvate strategies to prevent property tax and bank foreclosures on older adult and special needs res idents. Recommendation 4.4 Aging In-Place Develop strategies wirh agencies serv111g low-111come older adult homeowners to enable "agmg in place." Recommendation 4.5 Tax Reverted Properties \Vork with the Coun ty Treasurer's office to acquire tax-reverted property for conversion (through rehabilitation or sale of assets) to supportive hous111g resources for older adulrs and the disabled . •\ Comprehensive Plan For \'{'ash ten aw Coun ry OBTECTIVES Achieve communi ty res ources through collaboration and p artnerships to achieve affordable housing goals in the most efficient, cos t-effec tive m anner. Recommendation 5.1 Housing Targets and Outcomes Through public-pnvate collaboration, 1<lenafy the housmg "targets" for low income and special needs populations, and set annual housrng unit and supportive service producaon goals and track hous1t1g and homelessness expenditures and trends Recommendation 5.2 Increase Grant Funding Invite local units of government to jo1t1 the CDBG and / or the I [()~IE program 1t1crease fc<leral resources for more affordab le hous1t1g. to Page7-15 �Chapter 8 Parks and Recreation A Comprehensive Plan For Washtenaw County �Washtenaw County \ \ \ Lyndon Township Dexter Township Webster Township Salem Township Northfield Township \ \ \\ Ann Arbor Township_ _ / ,, < ....------ - -~ Sylvan Township --- Lima - Superior Township - Scio Township Township Ypsilanti City Sharon Township Freedom Township Lodi Township P ittsfie Id I Townshipj Ypsilanti Township I York Township Manchester Township Bridgewater Township Saline Township 1 Augusta Township A Sense of Place, A Sustainable Future �8.1 Purpose Park.lands and recreational opportunities promote mentally and physically healthier citizens. \\'a shtenaw County is fortunate to have a comprehensive park system providing a wide range of recreation expenences including natural areas for wildlife observation and hiking and picnicking to more active recreation such as swimming, golfing and indoor exercise. Public park and natural areas acquisition programs also play a sigruficant role 111 promoting a sense of place by integrating parks and open space acquisitions into regional and county-wide open space systems and protecting important natural resources throughout the County. 8.2 Resident Comments \'{'ashtenaw County has wonderful recreation facilities and parks, however some residents feel that increasing recreation and park opportunities would enhance their quality of life. Resident comments on issues and opportunities include: Highlights of Resident Comments from Regional Workshops For a complete list of resident comments see the Public Participauon Support Document. • Washtenaw County would be unproved if every townslup, village and city dedicated more space for commuruty parks and preserved natural areas. • There 1s a lack of exercise facilities 1n many areas of the County. • There is an opportunity to link county-wide open space, parks and trails through a greenway system by building off existing parks. Parks and Recreation Goal The following goal of the parks and recreation element is based on resident mput and analysis of conditions and trends: GOAL Provide adequate and accessible parks and recreation for all residents and develop regional open space systems and a countywide greenway and trail system to promote a sense of place, preserve important natural fe atures and provide non-motorized transportation opportunities. • Parks should be provided to serve new housing uruts and specify what the average distance from a dwelling to a park should be m thetr zorung laws. • It 1s necessary to preserve our lakes and waterways for recreat10nal opporturuties. Recreation areas in Washtenaw County offer scenic vistas , trails , and spaces to play and picnic .\ Comprehensive Plan For \Vashrenaw County Page 8-3 �8.3 Conditions and Trends The Washtenaw County Parks and Recreation Commission is responsible for the provision of a county system of regional parks. The Commission has recently completed a Master Plan Update, 2004-2008, to establish recommendations and priority actions over the next five years. These recommendations are reflected in this element along with additional recommendations for coordinating state, regional and local resources to promote regional and county-wide open space systems, greenways and trails, protection of important natural resources and adequate recreation opportunities for existing and future residents. \'{;'ithin the County there are 23,206 acres of public park and recreation lands operated by governmental agenaes at the state, region, county and local levels. The locations and acres of parkland by Jurisdiction are provided on Figure 8-1 (next page) and Table 8-1 (this page), respectively. These facilities provide a wide range of recreation experiences: State Parks and Recreation Areas: There are seven State parks in tl1e County ranging in size from a few acres for water access sites, to over 7,000 acres for larger natural areas. These parks are characterized by scenic quality, passive and water related recreation and conservation of unique natural resources. Regional Parks and Recreation Areas: Washtenaw County and the Huron Clinton Metropolitan Authority own and operate 16 regional facilities, providing large scale and special recreational facilities and programs that usually cannot be developed at the local level. These include conservation, canoeing, field games, and court games, fishing, hiking, skiing, swimming and picrucking. The County also operates an indoor recreation center, golf course and 114 acres of active farmland. Local Parks and Recreation Areas: All cities and villages in Washtenaw County provide recreational facilities and services facilities for frequent, short-term use by local residents, ranging from half acre mini parks to 535-acre preserves, equipped with trails, athletic fields and picnic grounds. Eight of the 20 townships do not provide any local recreational facilities. While many rural townships have access to large state and regional facilities, many rapidly growing populations and / or suburban developments require local recreational opportunities. The Townships of Ann Arbor, Augusta, Dexter, Lodi, Northfield, Salem and Scio do not provide township parks or recreational facilities. Other Facilities: In addition to these public park and recreation facilities, there are numerous opportunities provided by area schools, universities and private organizations: Jurisdiction Total Acres in Wlshtenaw County % of Total Lands State of Mich igan Anc:kney Recreauon Area 7.361 6.695 645 654 314 % Q-egory Gam, Area 126 05% LJttle Goose Lake Garn! Area 202 50 09% 02% 15.733 67% County Farm Park 127 05% cavanaugh Lake Park 3 312 00% Waterloo Recreatoo Area Sharonvile Garre Area 0,elsea Garre Area Water Access Stes Subtotal 285% 2 .7% 28% WCPARC Independence Lake Park Lyndon 13% 14% 335 12 01 % Parker Ml County Park 26 01 % Aerce Lake Gott' Course & Park 232 10% Osborne MIi Park 02% Parktsbrthfoeld Rollwlg Hlls County Park 39 151 Sharon Mis 26 01 % Staebler Farm 114 1 05°A. 00% 1.378 6% l-lK:lson MHs MetroPark 1,625 69% Dexter H.Jron MetroPark 125 47 05% 1.79 7 8% 1,918 33 82% 0-.elsea 12 01 % Dexter Vilage 25 44 01 % 02% Supenor Center Subtotal 06% 1--kiron-Clinton Metro Park Authorlt) Delhi t.letroPark Subtotal 02% Local Governm e nt Parks Ann Arbof Qty Sanon His Manchester VIiiage Mlan (includes Monroe Olly ) 194 TT7 01 % 08% Salone Qty 191 Superior TOW'nship 269 33% 08% 11 % Yori< TOW'nsh1p 150 06% Ypstlanh Qty 84 Ypsl!ant1 TOW"nsh1p 860 04% 37% 4.557 19% Attsfield Township Subtotal Table 8-1 : Total Public Park and Recreation Lands in Washtenaw County Source: Washtenaw County Department of Planning and Environment • Eleven public school districts, two state universities, and a community college in the County, which own and manage a significant amount of open space, recreational lands and facilities. The universiPage 8-4 A Sense of Place, A Sustainable Future �Figure 8-1: Parkland in Washtenaw County .... " h ... . ..- -.. ...... .. .: '- .. .... •• •. . .' . ., ·, ... I .... D D .' ~! I {, ,. J ,~·.,.. . ,.I II. ... ,, •• I ..- . 9• •' CJ I> 0 ·, . ., .'t i. ... .... . /I .... ' .' . r p 1 • N ll :" 3 ,'\ Jurisdictional Boundary Primary Roads Lakes and Streams State Park A Comprehensive Plan For \Vashtenaw Countv - D '""' Washtenaw County Park Land Local Government Park Land I Huron-Clinton MetroPark Authority Park Land 0 3 Miles ~ Source: \X 'as htcnaw County Department of l'lannmg anJ I•:n,·1ronmcnc Page 8-5 �ties and colleges located in Washtenaw County provide recreational facilities totaling 2,800 acres and neighborhood park facilities can also be found in public elementary or middle school facilities. • Public parks and recreation areas are augmented by the 4,000 acres of private parks and several private golf courses. 8.4 Adequacy of Parklands Washtenaw County is currently well situated with regard to the amount of park and recreation lands provided. The County currently has more acres of parkland than the 6-10 acres of developed parklands standards recommended by tl1e National Recreation and Parks Association. Even with the projected 2020 population, the County will have approximately 66 acres of parkland per 1,000 people. While the standards provide a general benchmark for total parks and recreation per capita, adequate parks and recreational opportunities include having convenient access to a variety of park experiences ~arge natural areas, regional facilities and neighborhood parks): • County Park Needs: The County Parks and Recreation Commission recently developed parks, one in a previously underserved areas - the Sharon Mills Park in Sharon Township and Staebler Farm in Superior Township. The Plan Update calls for exploring the possibility of providing additional land for underserved portions of the County for active recreational development. • Local Park Needs: Providing recreational facilities for frequent, short-term use is the responsibility of local governments. Ballparks, tot lots and playgrounds are examples of park and recreational facilities a local government may offer. County and state park lands supplement local efforts, but are not replacements for local parks, since such parks generally are not located near residences, are meant for long-term visits, and often require entrance fees. While the cities of Ann Arbor, Milan and Saline, the Village of Manchester, and tl1e Townships of Pittsfield, Superior, York and Ypsilanti provide nearly 3,500 acres of parkland beyond their population requirement through 2020, many local governments in Washtenaw County are not supplying an adequate amount of parkland for tl1eir population. Of greatest concern are townships with growing populations and/ or suburban developments that do not have any parks at this time. By applying the National Recreation and Park Association standard of 6.25 to 10 acres of parkland per 1,000 persons, serious deficits become apparent in our larger township communities. Page 8-6 OBTECTIVE l E ncourage the p rovision of p arks and recreational opportunities in close p roximity to Co un ty resid en ts. Recommendation 1.1 A dditional Parkland for Resid ents Explore the possibility of providing additional land for "underserved" portions of the County for active recreation development. ('WC Parks and Recreation Master Plan Update 2004-2008 Recommendation 6.5.4) Recommendation 1.2 Park Development Encourage local governments to plan for, acquire and develop neighborhood and local parks to adequately serve existing and future residents. Recommendation 1.3 D evelopment Standards for Park s Require all new development to provide parks and recreation facilities for residents through adequate on-site facilities and / or contributing to area-wide facilities and providing pedestrian connections. A Sense of Place, A Sustainable Future �Figure 8-2: Existing Greenway Trails and Potential Open Space and Trail Network Jus1d1ct1onal Boundaries Roads N N Ii Border-to-Border Trail (existing) Border-to-Border Trail (proposed) Former Rail Routes Potential Greenway Network (Source : Greenway Collaborative, Inc and Rails-to-Trails) % 1!!!!!!!!!!!iiiiiiial!!!!!!!!!!!!!!!!!!!'!!!lz UH.es + Page 8-7 ,-\ Comprehensive Plan For Washtenaw County �In total, urban and non-rural local governments (those listed previously) need to provide 1,215 acres of park facilities such as basketball courts, ice rinks, swimming pools, playgrounds in the next 20 years using this general national standard. It should be noted that these general parkland standards serve as a guide only. The National Recreatlon and Parks Associatlon recommends that communities develop parks and recreat1onal facilities tailored to their community's desires based on resident surveys, location and amount of available property and other factors unique to each junsdiction. 8.5 Open Space, Greenways and Trails Open Space: Maintaining distinct communities is a strong desire of residents. Communities with their own identify project a sense of place and foster a sense of pride. Open space between communities defines them, allowing each to retain its character, provides habitats for plants and animals and affords residents with passive recreational opportunities. Parks and recreation areas are integral to developing regional and countywide open space systems. Greenways: A greenway is a contiguous, connected system of open space systems established along natural corridors (such as rivers, floodplains and contiguous wetlands) and over land along parks, railroad right of way, nature reserves, cultural features or historic sites. Each of these components contain unique characteristics which, when combined, create a system rich in experiencing the natural and historic beauty of the County as well as providing opportunities for non-motorized forms of transportation for bicyclists and pedestrians. Trails: The Border-to-Border Trail is an initiative currently underway in the County. The trail follows the Huron River, linking Hudson Mills Metropark in the northwest with Ford Lake in the east and many key sites in between (Figure 8-2). The WCPARC, along with the City of Ypsilanti and the HCM.A, was awarded a grant under the Community Foundation for Southeast Michigan's Green\X'ays Initiative to complete the Border-to-Border Trail. The vision for a greenway system promoted by the Foundation was prepared by the Greenways Collaborat1ve, together with the Rails-to-Trails Conservancy. The vision incorporated public input between 1992 and 1999, and may be used as a guide for the County and local governments (Figure 8-2). River Corridors: River corridors are especially unportant in developing a county-wide greenway system. \'v'hile there are regulatory aspects that preserve the functioning of riverine systems, a combination of regulation and acquisition afford the greatest protection and allows public enjoyment through passive recreation. Greenways are an excellent strategy to protect these zones and the ecological pro- Page 8-8 OBTECTIVE2 Leverage the resources of parks and recreation providers in developing regional open space systems and a countywide greenway and trail system. Recommendation 2.1 County-wide Greenway Network \Vork with muruc1pali11es, independent recreation providers, trail interest groups and public agencies to facilitate the development of a county-wide greenway network (WC Parks and Recreation Alaster Plan Update 200-1 -2008 Recommendation 6.2.1) Recommendation 2.2 Huron River Border-to-Border Trail Continue to acquire land and / or trail easements to facilitate the completion of the I Iuron River Border-to Border Trail (WC Parks Plan Recommendation: 6.2.2) Recommendation 2.3 Greenway & Trail Plan Develop a countywide Greenway and Trail Plan (WC Parks Plan Recommendanon: 6.2.3) Recommendation 2.4 Railroad & River Corridors Integrate abandonded railroad nght of way and river corridors mto the greenways network. Supporting Recommendations Natural Resources Recommendation 1.2, 3.1, 3.2 Transportation Recommedations 8.1, 8.5, 9.1, 9.2, 9.4, 9.5 A Sense of Place, A Sustainable Future �cesses they perform, such as conserving the quantity and quality of water and providing natural flood control. The Huron Clinton Metropolitan 1\uthority has created a stnng of parks along the I Iuron and Clinton River valleys protecting significant natural and recreational resources . .Abandoned Railroad Corridors: Abandoned railroad corndors offer opportunities for a county-wide trail system. These long and narrow corridors provide an 1mpressive amount of open space on very little land. The re-use of these corridors through negotiation with railroad comparues and federal and state "rails to trails" grants can provide significant recreation and non-motorized transportation benefits. A good example of this is the popular Gallup Park Trail in Ann .Arbor. Other abandoned railroad nghts of way in the County that should be considered for integration into a trail system include the former ConRail Railroad that traversed the southwest portion of the County (Figure 8-2 on previous page). 8.6 Land Preservation Programs The Natural Areas Preservation Program (NAPP) was approved by residents ill ovember 2000, irutiating a county-\vide 0.25 mill tax to fund the purchase of natural areas that contribute to the ecological diversity and heritage of the County and compliment the existing network of public and private protected lands. ApproX1mately $27.5 million will be generated for land acquisitions dur1ng the 2002-2011 penod. To date, over 850 acres of land has been purchased in Scio, Freedom, Bridgewater and Superior Townships and each of these properties \vill be open to the public and equipped with a small gra,·el parking area and low-impact trails. As this voter-approved millage will expire in 2011, consideration should be given to extending this program for an additional 10 to 20 years. In addition to this county-wide program, local government initiatives and land trusts offer s1gruficant opportunities to preserve 1mportant natural features as part of public open space programs. The , \nn Arbor Parks and Greenbelt program, _A nn , \rbor Townslup Purchase of Development Rights program and several other land preservation efforts such as the \X'ashtenaw Land Trust, Supenor Land Conservancy and Raisin Valley Land Trust programs can be combined to de,·elop interconnected systems of open space. Enjoying a day on the water at Bandemer Park, City of Ann Arbor OBTECTIVEJ Build off established na tu ral reso urce p ro tec tion programs, s uch as th e Co unty's Na tural Areas Protection Program and local op en space initia tives to preserve imp ortant natural reso urces. Recommendation 3.1 Park & R ecrea tion L and Acquis tion , \cqu1re addiuonal land for resource conservatlon and general recreation needs (\'\'C Parks and Recreafto11 ,\lmter Plan Update 200-1--2008 Rec ommendation 6.3.1 ). Recommendation 3.2 Na tural Areas Preservation Program Provide residents with a clear accounung of the results of the current County ~atural .-\reas Preservation Program and consider asking residents to extend this program for an addiuonal ten years. Suppo rting Recommendations N atural Resources Recommendations 2.1 2. 5, 3.1, 3.2, 4.1, 4.4 "\ Comprehensive Plan For \Xia sh ten aw Coun ry Page 8-9 �8.7 Summary GOAL Provide adequate and accessible parks and recreation for all residents and develop regional open space systems and a county-wide greenway and trail system to promote a sense of place, preserve important natural features and provide non-motorized transportation opportunities. OBTECTIVE1 Encourage the provision of parks and recreational opportunities in close proxiinity to County residents. Recommendation 1.1 Additional Parkland for Residents Explore the possibility of providing additional land for "underserved" portions of the County for active recreation development. (\VC Parks and Recreatio11 Master Pla11 Update 200-1-2008 Recommendation 6.5.4) Recommendation 1.2 Park Development Encourage local governments to plan for, acquire and develop neighborhood and local parks to adequately serve existing and future residents. Recommendation 1.3 Development Standards for Parks Require all new development to provide parks and recreation facilities for residents through adequate on-site facilities and / or contributing to area-wide facilities and providing pedestrian connections. OBTECTIVE2 Leverage the resources of parks and recreation providers in developing regional open space sys tems and a county -wide green way and trail sys tem. Recommendation 2.1 Countywide Greenway Network Work with municipalities, independent recreation providers, trail interest groups and public agencies to facilitate the development of a county-wide greenway network (WC Parks and Recreation Master Plan Update 2004-2008 Recommendation 6.2.1 ) Recommendation 2.2 Huron River Border-to-Border Trail Continue to acquire land and / or trail easements to facilitate the completion of the Huron River Border-to Border Trail (\VC Parks Plan Recommendatio n: 6.2.2) Page 8-10 Recommendation 2.3 Greenway & Trail Plan Develop a county-wide Greenway and Trail Plan (\VC Parks Plan Recommendation: 6.2.3) Recommendation 2.4 Railroad & River Corridors Integrate abandonded railroad right of way and river corridors into the greenways network .. Supporting Recommendations Natural Resources Chapter 5: Recommendation 1.2 IVate1:rhed F11nding Recommendation 3.1 Ftmds for Non-Motorized Transportation Recommendation 3.2 Regional Approach to RedJ1ce Emissions Transportation Chapter 10: Recommendation 8.1 Regional Transit Conso1ti111n Recommendation 8.5 Ai,port Shuttle Seruice Recommendation 9.1 Non-Motorized Transportation Plan Recommendation 9.2 Infrastmcturefor Bicycle Tmuel Recommendation 9.4 Pedestrian and Bicycle I,ifrastmcture at Facilities Recommendation 9.5 Co11t1(y-1uide Trail System A Sense of Place, A Sustainable Future �OBTECTIVE3 Build off established natural resource protection programs, such as the Coun ty's Natural Areas Protection Program and local open space initiatives to preserve important natural resources . Recommendation 3.1 Park & Recreation Land Acquistion Acqwre additional land for resource conservation and general recreation needs (\X'C Parks and Recreat1011 Alaster Plan Update 200-1 -2008 Recommendauon 6.3.1 ). Recommendation 3.2 Natural Areas Preservation Program Provide residents with a clear accounung of the results of the current County Natural . \reas Preservatio n Program and consider asking residents to extend this program for an addition al ten years. Supporting Recommendations Natural Resources Chapter 5: Recommendation 2.1 Model Ordinances Recommendation 2.5 Nat11ra! Reso11rce Area Co1111edio11s Recommendation 3.1 Funds for Non-Motorized Transportation Recommendation 3.2 Regional Approach to RedNce E111issions Recommendation 4.1 Resource Protection Case Studies Recommendation 4.2 J\'alitra! Resource Ordi11a11ce Audits .\ Comprehensive Plan For \'\'ashtcnaw County Page 8-11 �Chapter 9 Historic Preservation A Comprehensive Plan For Washtenaw County �Washtenaw County Lyndon Township Dexter Township Webster Township Northfield Township Salem Township ~- \ Barton Hill, Village - - Sylvan Township Lima Township Ann Arbor Town~hip_ __,, .,.,,,,. / Superior Township Scio Township -~ Ypsilanti City Lodi Township Sharon Township Freedom Township Pittsfield Township1 York Township Manchester Township Bridgewater Township Saline Township Ypsilanti Township Augusta Township A Sense of Place, .-\ Sustainable Future - �Historic Preservation 9.1 Purpose I Iistoric preservauon focuses on our irreplaceable treasures and provides programs and tools for protect:rng them. I Iistonc resources enliven our surroundings and enrich our quality of life by marntaining a unique sense of place and helping to distingwsh the unsurpassable landscapes of Washtenaw County. Our historic resources such as the neighborhood schoolhouse, iron truss bridge or farmstead speak to us across the years about how the land was used and shaped. Enjoying a favorite viewshed such as the view of Gordon Hall from Island Lake Road is as essential a habit for our citizens as going to work or meeting with friends. The gentle rumbling and flexing of an iron bridge heard while crossing during a drive down a county road provide a wistful harmony most pleasing to the ear. And for many locals, the slightly sweet scent of hand hewn barn timbers stimulate keen memones of the past. Rehabilitatrng our historic resources, preserving architectural details and materials that would be costly to replicate, and recycling and adapung old buildings creates economic, environmental, psychological and social benefits. \\'ashtenaw County has an abundance of unique histonc resources that bestow a sense of legacy. These valuable historic resources include buildings, structures, sites, objects and open space that tell the story of our past and inform future generations about our founding values. The nussion of I listoric Preservauon 1s to safeguard the heritage of \'{/ashtenaw County. Salem-Walker Church (1864) & Cemetery (1839), Salem Townsh ip - Michigan Historic Site and National Register of Historic Places • 2003 WCHDC Historic Preservation Award Rec ipient ,\ Comprehensive Plan For \X'ashtenaw Counn Historic Resource - More than 50 years old publicly or prtvatcly owned building, strucrurc, stte, object, feature, or open space that ts significant tn the history, archttecture , archaeology, engrneertng, or culture of this state or a communtty within this state, or of the Untted States. Resource - One or more publicly or prtvatcly owned histonc or non-htstonc buildings, structures, sites, objects, features, or opeo spaces located within a histortc distrtct or a proposed historic district. Building - \ house, barn. church, hotel or similar construcnon created to shelter any form of human acnvttv. Structure - Used to disttngutsh buildings used for shelter from funcnonal constructions such as brtdges, corn cnbs. silos, etc. Site - Locatton of a s1gn1f1cant event, a prehistortc or htstortc occupanon or acnviry where the site itself possesses value regardless of the value of any extstmg structures. I·.xamplcs mclude cemeteries, parks, designed landscapes and rum, of resources. Object - Small tn scale, armtic 111 nature. or simply constructed. \n ob1ect "'as,octated with a spcci fie setttng or envtronmenr such as the memorabilia of the USS Washtenaw <.ounrv prevt0usly housed at 220 N. l\latn 111 \nn , \rbor. Open Space - Undeveloped land, a naturally landscaped area , or a formal or man-made landscaped area that provides a connecnve link or a buffer between other resources (I ~xamplc: The Mall in Washington D.C.). Table 9-1 : Historic Preservation Definitions Source: State of Michigan Public Act 169 Page 9-3 �Chapter 9 9.2 Resident Comments The residents of Washtenaw County have demonstrated a commitment to preserve historic resources through the creation of local historic district commissions, rehabilitation of historic resources and efforts to protect the historic character of cities and villages. Residents stated their concerns regarding: Highlights of Resident Comments from Regional Workshops For a complete list of resident comments see the Public Participation Support Document. • Pressure to tear down historic resources and replace with buildings that are not in character with the surrounding streetscape. • The unique character of small city and village centers that can be easily altered due to lack of protection. • Protection of historic resources including those that do not shelter human activity such as narrow country roads, one-lane bridges, picturesque viewsheds, farmstead outbuildings and heritage trees. "Our Villages have a Unique Character, I would like to see them preserved" - Washtenaw Coun(y Resident Historic Preservation Goal The following goal of the historic preservation element is based on resident input and analysis of conditions and trends: GOAL To protect, preserve and restore the historic resources of Washtenaw County including houses, farmsteads, bridges, schoolhouses, Underground Railroad sites, places of worship, significant landscape features and viewsheds. The Guy Beckley House on Pontiac Trail in Ann Arbor, a Network to Freedom Trail site (2001) Page 9-4 A Sense of Place, A Sustainable Future �Historic Preservation 9.3 Condition and Trends \"X'ashtenaw County Government has supported historic preservation projects for 30 years, and is the only county 1r1 the state to be a Certified Local Government that features a rigorous Historic Preservation Ordinance administered by a nine member Histonc D1stnct Comrrussion. Resources may be listed on the Local, State and/ or ational Registers, each differing in the level of mandated legal protection. Local historic district designation offers the highest level of protection and provides protection from inappropriate alterations/ demolition and economic benefits. The anonal Register offers less protection, however, this level of protecnon qualifies property owners for receiving histonc preservation tax credits if the structure is rehabilitated. The State Register, Centennial Farm, etwork to Freedom and I listoric Marker programs foster appreciation and awareness. In addition, Washtenaw County 1s home to Eastern Michigan University's Historic Preservation Program, the largest academic preservation program in the nation. Proio-am Locally protected H ighest resources N atio:nal Historic Landmarlcs N atio:nal Re l'ister State Re mter ... CenteJUlial Farms Historic Marbrs- ] Historic Bridees One. Room Sckoollt.ouses 0 Mickigan Freedom Trail Re!tlster Unprotected kistoric Lowest resources The Welfare Building in Chelsea was listed on the State Register in 1979, and the marker was erected in 1986 Honorarv Protection E du:atio:nal Benefit Tax Benefit #InCoWltv YES YES YES YES 2,432 YES NO YES YES NO YES YES YES YES 0 72 NO NO NO YES * YES YES NO NO 101- NO YES NO NO YES NO NO lB YES NO YES NO 36 Potential NO NO YES NO 3,000+ YES YES NO 85 uo ~, Rural pmpl'rlll'S on Stall' lkgistl'r w11h popula11on o t unJn 5.(IIHI can rl'Cl'I\ c statl' lax crcJ1ts ,. Stall' of l\lich1gan. Washtc·naw Counrv anJ \nn \rbor Srrl'cl I ·. ,h1b1t 1\1.irkcrs Table 9-2 : Historic Preservation Programs in Washtenaw County (For Resources> 50 Years Old) Source Washtenaw County Department of Plannmg and Environment :\ Comprehensive Plan For \X'ashtenaw County Page 9-5 �Chapter 9 9.4 His toric Districts Washtenaw County has 2,432 individual historic resources designated under 26 local historic districts. Each district must be under the protection of a historic district commission that follows a local ordinance based on State of Michigan enabling legislation (Public Act 169). Historic district commissions follow the United States Secretary of Interior's Standards and Guidelines for the Rehabilitation of Historic Structures, a set of 10 guidelines for appropriate rehabilitation of historic resources. Local Historic District Commissions Washtenaw County supports the following four Historic District Commissions, which are Certified Local Governments eligible to apply for grant funding for historic preservation projects: • City of Ann Arbor I Iistoric District Commission (AAI IDC): AAHDC designated 1,662 properties in 13 districts since 1973 in neighborhood, downtown, and single resource districts. It currently claims three districts under study (Lower Town, \'{'ashtenaw/IIill & 178 Individual I listoric Properties). • City of Saline I Iistoric District Commission (SI IDC): SHD C contains three local historic districts. Recommendation 1.1 Create His toric District Commissions Assist the staff of local units of government in understanding the benefits of adoptmg a Local Histonc Distnct Ordinance and creatmg the1r own I Iistonc D1stnct Comm1ssions and 10111111g the Cert1fied Local Government program to qualify for federal funds for preservation pro1ects. Recommendation 1.2 Local His toric District Compliance Ensure current and future historic distnct ordinances are in compliance with the State of i\ lich1gan's requirements to qualify for preservation mcentives. • Washtenaw County I Iistoric District Commission (\X'CHD C): The WCI IDC has nine historic districts as of September 2004, with one more to be approved by the end of 2004. Recently the \X'CI IDC completed a ground-breaking federally funded grant project to map 3,000 historic resources to the GIS/HD C website. Visit http://histweb.ewashtenaw.org Recommendation 1.3 Local Historic District Ordinance Review • City of Ypsilanti Historic D istrict Commission (YHD C): YHDC has successfully created and maintained one large historic district containing 946 resources that protects 20 percent of the city's 4.4 square miles. Recommendation 1.4 Historic District Collaboration Facilitate collaboration between the l !1stonc D1stnct Comrmssions 111 \'{'ashtenaw County to develop a strategy for protectmg resources listed under ational Register of I Iistoric Places. National Register of Historic Places As of December 2000, Washtenaw County had 72 resources listed on the National Register of I Iistoric Places. However, the issue remains that there is no local oversight of these prime resources and are not protected from inappropriate alterations or demolition. Page 9-6 OBTECTIVEl Support local units of g overnm ent seeking protection and preservation of his toric resources through local, s tate and national program s. Review current historic district ordinances and suggest changes necessary to ensure productive preservation efforts. Recommendation 1.5 Innovative Preservation Strategies Assist local umrs of government m researchmg and apply 111novat1ve strategies to protect historic resources, such as historic preservation easements and historic overlay districts. A Sense of Place, A Sustainable Future �Historic Preservation State Register of Historic Places As of December 2000, the County listed 85 historic resources on the State Register of Historic Places; 49 of which have a state marker erected on site. The applicant is responsible for documenting the history of the resource, and for submitting an application to the State I Iistoric Preservation Office. In 1998, the State Register of Histonc Sites program changed rnto the l\lichigan I listorical Marker Program. These resources are not protected from inappropriate alterauons or demolition. 9.5 Unique Resources Centennial Farms There are 150 certified Centenrual Farms that have been acuvely worked by the same family for over 100 years 111 \'«ash tenaw County. This number represen ts over 10 percent of the total active farms in the County. This honorary program does not offer protection from demolition, inappropnate alterations, or decertificauon if the property is sold out of the family. Certification requires a submission of an application by the family, including photographs of the farm, documentation of when the first owner purchased the property and a site plan of the farm . Histonc Bridges The rural character of \X'ashtenaw County depends on the preservauon of lustonc bndges to maintain its cultural landscape. After comparing historic bridge data from 1994 to 2003, 15 of the 58 bridges reviewed have either been replaced or closed, resulting 111 a 25 percent loss. Many bridges 111 Washtenaw County are no longer structurally adequate for today's 111creased volume and type of traffic. Often these picturesque bridges are demolished and replaced with concrete bridges that negatively impact rural character and sense of place. Washtenaw County has several bridges slated for replacement to improve the transportation network and address issues of weight load, nurumum width, safety and traffic flow. The State is currently considenng adopuon of low-volume standards for roads that would pro,ride designsensitive opuons and standards for bndge replacement. Ro- The Bell Road Bridge in Dexter Township was removed from the Huron River in 1998. Photo taken October 2000 . • \ Comprehensive Plan For \\'ashtenaw County Recommendation 1.6 Nation al Register of Historic Places Evaluate histonc resources listed on the Stare Register and norrunate eligible resources for the ·auonal Register of I Itsronc Places. OBTECTIVE2 Provide effective prog ram s, tools and techniques for th e protection of our unique historic resources. Recommendation 2 .1 Centennial Farm Nomin ations Evaluate \Vashrenaw County 's Centenmal Farms to deterrrune 1'at1onal Register eligibility and work with landowners to seek 1at1onal Register norrunauon. Recommendation 2.2 Information for Land Use D ecision s .\dd appltcattons and photo s of Cenren111al Farms to the I Itst\'-:'eb stte so their umque status can be considered 111 updates to local master plans and proposed zomng changes Recommendation 2.3 His torically Sig nificant Bridg es I Iistonc bn<lge alternatives should 111clude res torauon or sympathetic replacement of h1sroncallv sigruficant bn<lges. See Trnnsportanon 5.1 and 5.2. Recommendation 2.4 Rural Roads Guidelines Encourage state legislature ro adopt Gmdelines for Rural Roads so that the \v'CRC has options for replacement of h1sronc bndges, such as allow111g rehabilitation of h1stonc bn<lges or replacement wtth h1sroncallv compatible strucn1res. Page 9-7 - --- - - - - - - - - - - ~- - �Chapter 9 One-Room Schoolhouses \X'a shtenaw County has more one-room schoolhouses than any other county in Michigan, however, only two are protected as Local I listoric Districts (Geer School and Popkins School). No. of One-Room Schoolhouses 2004 Status Residences No Longer Exist Vacant Com mercial Moved Garage/Storage Day in One Schoolhouse Program Unknown Total 1943 155 2004 113 Change (42) -27.1% No. 65 42 18 9 6 5 5 5 155 Table 9-3 : Status of One-Room Schoolhouses in Washtenaw County Source: Washtenaw County Department of Planning and Environment Geer School in Superior Township protected as a Local Historic District Recommendation 2.5 One-Room Schoolhouses Evaluate One-Room Schoolhouse eligibility and create a themed Local f Iistoric Disrnct that includes all existing eligible schools 111 the County. Recommendation 2.6 Underground Railroad Registration Facilitate the registration and protection of Underground Railroad resources 111 \Vashtenaw County. Recommendation 2.7 Michigan Freedom Trail Regis ter Support local efforts to norrunate Underground Railroad resources to the i\lich1gan Freedom Trail Register. Recommendation 2.8 Freedom Trail Network Work with the Michigan Freedom Trail Registry and the African .\mencan Cultural and I !enrage l\1useum to strengthen the County's ability to protect these historic resources. Michigan Freedom Trail Register - Underground Railroad Washtenaw County has a rich legacy of anti-slavery activity and participation in the Underground Railroad. There are 36 documented sites with only one protected under local ordinance (Gordon Hall) and one listed as a site on the etwork to Freedom Program (Guy Beckley House). The remaming 34 sites are not listed on the Michigan Freedom Trail Register. Unprotected I Iistoric Resources over 50 Years Old Even with the above mentioned levels of protection for historic resources in \X'ashtenaw County, there remain over 3,000 historic resources in the County which are not protected through available historic preservation programs, tools and techniques. Page 9-8 A Sense of Place, A Sustainable Future �Historic Preservation 9.6 Historic Resource Education The preservation of historic resources is largely a voluntary effort of landowners. While some historic district ordinances have been established regulating older residential areas, the preservation of many of our unique resources rely on decisions of individual landowners, supported by the local unit of government. Education on the benefits and incentives associated ,vith preservation is the most powerful tool for voluntary efforts. Having information readily available to planning commissions or County residents will also heighten the importance of preserving our resources as we develop our local plans and make local land use decisions. OBTECTIVEJ Prom o te the bene fits of his toric resource protection to Washtenaw Coun ty reside nts, land and busin ess ow ners and d ecision m akers. Recommendation 3.1 Local Master Plan Updates Add historic resources to the fragile lands mapping layer and provide to planrung comm1ssions as input to proposed changes to local master plans. Recommendation 3.2 Historic Resource Educati on Facilitate public educatJon efforts to foster un derstanding and appreciation of historic re sources through publiciz111g preservatJOn successes and educational preservation workshops. Sharon Mills in Sharon Township, An award winning adaptive reuse project by Washtenaw County Parks and Recreation Commission Page 9-9 :\ Comprehensive Plan For \v'ashtenaw Counry �Chapter 9 9.7 SUMMARY GOAL To protect, preserve and restore the historic resources of Washtenaw County including houses, farmsteads, bridges, schoolhouses, Underground Railroad sites, places of worship, significant landscape features and viewsheds . OBTECTIVE1 Support local units of government seeking protection and preservation of historic resources through local, s ta te and nati onal program s. OBTECTIVE2 Provide effective programs, tools and techniques for the protection of our unique his toric resources. Recommendation 1.1 Create H istoric District Commissions :\ssist the staff of local uruts of government in understanding the benefits of adopting a Local I Iistoric District Ordinance and creatmg their own I Iistoric D1srnct Comm1ssions and joirung the Certified Local Government program to qualify for federal funds for preservation projects. Recommendation 2.1 Centennial Farm Nominations Evaluate Washtenaw County's Centennial Farms to determ1ne ational Register eligibility and work with landowners to seek National Register nomination. Recommendation 1.2 Local Historic District Compliance Ensure current and future historic clistnct ordinances are 111 compliance with the State of l\Iichigan's reqwrements to qualify for preservation incentives. Recommendation 1.3 Local Historic District Ordinance Review Review current historic distnct ordinances and suggest changes necessary to ensure productive preservation efforts. Recommendation 1.4 Historic District Collaboration Facilitate collaboration between the I listoric Distnct Coffiffilssions in \v'ashtenaw County to develop a strategy for protecting resources listed under National Register of Historic Places. Recommendation 1.5 Innovative Preservation Strategies Assist local units of government in researching and apply 111novat1ve strategies to protect historic resources, such as historic preservation easements and historic overlay clistncts. Recommendation 1.6 National Register of Historic Places Evaluate historic resources listed on the State Register and nominate eligible resources for the National Register of Historic Places. Page 9-10 Recommendation 2.2 Information foe Land Use Decisions Add applications and photos of Centennial Farms to the I Iist\v'eb site so their umque status can be considered 1n updates to local master plans and proposed zonlflg changes. Recommendation 2.3 Historically Significant Bridges Historic bridge alternatives should include restoraaon or sympathetic replacement of historically sigrufican t bridges. See Transportation 5.1 and 5.2. Recommendation 2.4 Rural Roads Guidelines Encourage state legislature to adopt Guidelines for Rural Roads so that the WCRC has options for replacement of historic bridges, such as allowing rehabilitation of historic bridges or replacement with historically compatible structures. Recommendation 2.5 One-Room Schoolhouses Evaluate One-Room Schoolhouse eligibility and create a themed Local I Iistoric Dis tnct that includes all eXIstmg eligible schools 111 the County. Recommendation 2.6 Underground Railroad Registration Facilitate the registration and protection of Underground Railroad resources m \v'ashtenaw County. A Sense of Place, A Sustainable Future �Historic Preservation Recommendation 2. 7 Michigan Freedom Trail Register Support local efforts to norrunate Underground Railroad resources to the 1\l1chigan Freedom Trail Register Recommendation 2.8 Freedom Trail Network \v'ork with the l\lichigan Freedom Trail Registry and the \fncan _-\mencan Cultural and I Ientage l\luseum to strengthen the County's ability to protect these rustonc resources. OBTECTIVEJ Promote the benefits of historic resource protection to Washtenaw County residents, land and business owners and decision makers. Recommendation 3.1 Local Master Plan Updates _\dd historic resources to the fragile lands mapping layer and provide to planrung comm1ss1ons as input to proposed changes to local master plans. Recommendation 3.2 Historic Resource Education Facilitate publ1e educauon efforts to foster understanding and apprec1auon of histone resources through pubhc1z111g preservauon successes and educauonal preservauon workshops. .-\ Comprehensive Plan For \v'ashtenaw Counry Page 9-11 �Chapter 10 Transportation ,-\ Comprehensive Plan For Washtenaw County �Washtenaw County Lyndon Township Dexter Township Webster Township Salem Township Northfield Township ,,,,,,.,,. Barton Hill, 1 Village Ann Arbor To~nship_ Lima Township / --- .,,.. Superior Township - - Scio Sylvan Township ~/ Township - · Ypsilanti City Lodi Township Sharon Township Freedom Township Pittsfield Township York Township Manchester Township Bridgewater Township Saline Township Ypsilanti Township Augusta Township ,-\ Sense of Place, ,-\ Sustainable Future �10.1 Purpose \'v'ashtenaw County's transportat10n network affects the livability of our comrnuruty. It connects our homes to employment, shopprng, education, recreation and cultural acnv1ties; tt has impacts on our air and water quality; and it shapes the visual character of our community. Because of the influennal role a transportation network plays in the viability of a community, it 1s critical to coordinate transportation and land use planning in developing and implementing the comprehensive plan. 10.2 Resident Comments Many residents find \X'ashtenaw County a desirable place to live, but feel that transportation issues are 1mpacting their quality of life. Residents identified several opportunities that would help to improve the transportation system within the county. Highlights of Resident Comments from Regional Workshops For a complete list of resident comments see the Public Participation Support Document. • Too much traffic congesuon from build.mg of new mdustnal & residenual areas with no concern for traffic and "pass thru" traffic tnto \X'estern Wayne County and r\nn r\rbor. • Need for alternative transportauon to alleviate traffic congestion on roadways and tncenuves for ndeshanng. The Counry has too few areas to ride bicycles, walk and use the bus outside Ann Arbor City limits. • Develop a tran sportation onented master plan thac allows people co live close co the1r place of work. Reduce the need for auto-based lifestyles by provtdmg hous111g with walkable access to daily life needs. • Public transportation, especially tn urban areas, is not converuent enough to make 1t preferable to automobile transportation. • Road paving 1s not keep111g up with populauon demands. Transportation Goal The follow111g goal of the transportation element is based on resident input and analysts of conditions and trends: GOAL Strategically plan for and invest in a transportation network that meets the needs of future residents and businesses while promoting our sense of place and protecting the environment. • Gravel road ma111tenance and improvements are needed _-\ Comprehensive Plan For \'\'ashrenaw County Page 10-3 �- - C~ptet-10 , , • I _ ~-~• _ • _ -~• " I •• l _ 10.3 Conditions and Trends Increased growth in the County, coupled with a lack of transportation funding, poses a serious challenge for the future: • Out of the 1,018 miles of Federal Aid Eligible (FAE) roads in Washtenaw County, 221 miles (21.7%) are congestion deficient today. By 2020, an additional 75 miles will become congestion deficient, which represents a 34 percent increase. • The 2030 Long-Range Transportation Plan for Washtenaw County identifies 556 transportation improvements necessary to support current demands in addition to projected growth through the year 2030. Of these 556 improvements, 428 projects are projected to receive funding, while 128 projects have been classified as projects that cannot be funded within the financial constraint. This represents a funding gap of almost $1 billion needed to support the current population and future growth. • There are severe funding limitations to improving our transportation system. Michigan is a donor state, giving the Federal government more in transportation-related taxes than the state gets back in road funding each year. Currently, Michigan gets back only 88 cents for every dollar it sends to the federal government in transportation-related taxes. As a result of limited funds, the Michigan Department of Transportation has refocused their investment strategy to "Fix It First - Fix It Right for Michigan." This strategy of rehabilitating the State's road system will limit funding for new road construction in the county. • There is limited funding available for improvements to County roads.The bulk of the Washtenaw County Road Commission's annual budget, more than two-thirds, goes for maintenance of existing road facilities. Ag:Jrcy WJC AmArw O"elsea CextaIIAn::rester Mlan ~ ire Yp;ilaiti 148.73 Percentage ofTOOII Miles 72.8 13.3 0.8 0.7 0.6 1.0 1.5 2.5 6.8 829.79 2, 188.62 100.00 ~or/ Ag:Jrcy Local Primay TOOII 1,a;1.72 542 62 1,594.34 95.20 195.26 291 .46 9.!:E 5.55 4.45 8.72 13.31 20.ffi MXJr - TOOII 1,210.10 7.63 800 8.91 13.55 19.95 33.1 8 - 17.22 14.24 13.~ 22.Zl 33.26 53.74 Table 10-1 : Jurisdiction of the Transportation System in Washtenaw County by Miles of Roadway, 2003 Source: Washtenaw Area Transportation Study 2003 Updated Washtenaw County Road Miles. Received March 2004. Conges tio n deficient roads are roads that are at or near design capacity. These roads experience heavy daily and peak hour traffic causing slower speeds and long commute times. • Local governments are also faced with limited resources to maintain and rehabilitate their local roads. In the City of Ann Arbor, for example, property owners are paying a 1.98-mill tax to rehabilitate their aging road infrastructure. Continued growth and lack of funding has far reaching implications on the ability to move people, goods and services throughout the County and impacts our unique landscapes. To maintain the functioning of our transportation system, and maintain our sense of place, it is necessary to take a comprehensive approach to transportation that includes land use policies and a strategic investment in capacity in1provements, where warranted by study, and alternative modes of transportation. Page 10-4 A Sense of Place, A Sustainable Future �10.4 Freeways and Interchang es The freeway system is designed to move people and goods into activity centers within Washtenaw County, and through the County to other destinations. Recent reports by the Federal Highway Administration rate the condition of Michigan's interstate highways as the "nation's fifth worst, and its interstate bridges as the very worst." In addition, a study of the State Transportation Department's data found that about 20 percent of Michigan's roads need full removal and reconstruction right now, while another 60 percent have just seven or fewer years left before they also need the same treatment. The overall poor state of Michigan's interstate highways is no exception in Washtenaw County, where many freeways have reached or surpassed their expected design life and are in the process of being reconstructed. Most of these roads were built over 30 years ago, and have been resurfaced to smooth their ride-ability, but few have been completely reconstructed. Traffic congestion on US-23, Northfield Township In addition to problems with the condition of our state and federal roads, several facilities are currently operating over capacity and several more will become congestion deficient in the future due to increased local traffic from new developments, commuter trips and through traffic to northern Michigan tourist destinations. In addition to local trips, 70,000 non-residents currently commute into the County, with 40,000 County residents driving out of the County each day for employment. Adding to this influx of commuters, current trends show that tl1e percentage of workers residing in \'v'ashtenaw County who commute by driving alone has increased from 62 percent to 74 percent between 1980 and 2000. 1-94 This major east-west corridor demonstrates tl1e daily strain of local, regional and heavy commercial traffic. The most significant amount of congestion on I-94 ·within \v'a shtenaw County occurs between US-23 and State Street. To alleviate this congestion a third lane is necessary. But this in1provement is not included on the list of funded proJects in the 2030 Long Range Transportation Plan (LRTP) because MDOT only generates a five-year plan for roads within their jurisdiction, and this improvement is not financially feasible during that time frame. HOV lanes may not be as feasible on tl1is freeway due to the amount of interstate commerce using this facility. A Comprehensive Plan For \'v'ashrenaw County Freeway interchange (M-14 & US-23), Ann Arbor Township/City of Ann Arbor border Page 10-5 �US-23 US-23 is a major north-south corridor in Washtenaw County that is experiencing increasing congestion. For example, from M-14 to orth Territorial, the freeway was designed to handle 50,000 vehicles per day, but currently 1s at an unsatisfactory level of service, experiencing 70,000 vehicles per day. US-23 is also one of the major north-south recreational routes connecting Ohio to northern Michigan. Therefore, this corridor will continue to provide an unsatisfactory level of service unless additional capacity is provided. A third lane is included in the LRTP for funding between 2011 and 2015. ational studies demonstrate that additional lanes will simply allow more growth in the area and additional capacity will be consumed with local trips as opposed to providing capacity to and through the urban area. Therefore, additional lanes should be dedicated for commuter traffic through High Occupancy Vehicles and transitdedicated lanes if studies show tl1at such methods would be efficient in alleviating capacity issues. M-14 M-14, a regional east-west transportation route, will also be deficient by the year 2020 unless additional capacity is provided. Continued suburban development will accelerate the need to add a third lane from US-23 to Gotfredson Road. Interchanges Most of the interchanges in the County, especially those in the rural areas, are designed to handle only limited rural traffic. D ue to funding limitations, only three interchange improvements are funded in the LRTP (I-94 at Baker Road, US-23 at North Territorial and US-23 at US-12). Interchanges expected to remain substandard through 2030 include 1-94 at Fletcher and O ld US-12; US-23 at Six Mile; Carpenter and Baker; and M-14 at Barton Drive. In addition to substandard conditions, interchange spacing is insufficient to accommodate continued development in the western portion of the County. For example, along 1-94, there is a six-mile gap between the Fletcher/Old US-12 and Baker Road interchanges. Due to funding constramts, local units of government must contribute to expedite the construction of interchange improvements in the County. The 1-94 and Zeeb Road interchange was improved through MDOT, federal funds, and Scio Township's downtown development authority using tax mcrement finanang and developer commitments. Page 10-6 OBTECTIVE1 Improve our freeways and interchanges to m ain tain th e ability to move p eople, g oods and services into and throug h the Coun ty. Recommendation 1.1 High Occupancy Vehicle L anes Require that studies be done to deterrrune if It would be beneficial for addiuonal lanes constructed for US-23 to be !ugh occupancy vehicle and transit dedicated lanes. Recommendation 1.2 E xpand Transit Use for Commuters Expand the use of transit for commuter trips by providing convement access to addiuonal satellite parking facilities. Recommendation 1.3 State and Federal Funding for Expansion Continue to pursue state and federal funding to expand the capacity of 1-94, US-23 and M14 for commuter traffic. Recommendation 1.4 Interchange Activity Centers \'<fork with local units of government to 1denufy potential new activity centers along select interchanges and identify a combinaaon of federal, state, local, special assessments and developer contributions to fund improvements. Recommendation 1.5 Activity Centers Design Standards Encourage local governments to adopt design standards for activity cenrers 111clud111g a system of 111ternal roads and transit stations to maxirruze the interchange capacity. Supporting: Recomendations Landscapes 2.2, 2.3 A Sense of Place, A Sustainable Future �As a strategy to control sprawl, many commuruties elsewhere have developed activity centers to accommodate a larger share of regional growth 111 a compact fasluon and to minimize traffic on the county-wide road system. These high dens1t:y nuxed use districts are located at exisung interchanges with available land or new planned interchanges. Qwck access to the interstate, coupled with an extensive and compact internal road system accommodates a significant amount of new growth while reduc111g traffic congestion throughout the system. If new activity centers are proposed, the le,,el of development 111tensity should be much higher than typical suburban mixed-use development to encourage private investment and provide greater tax receipts and shorter bond lengths. 10.5 Urban Road Network The urban road network consists of roads designed to move residents and goods into and around our residential, economic, education and leisure centers. \X'hile our older cities have been able to accommodate growth and development through a pre-planned system of roads that disperse traffic along a grid system, this same pre-planning did not occur 111 the suburban areas surrounding our cities. Over the past fifty years, lower density neighborhoods have developed along two-lane roadways that were originally designed as connectors between agricultural activities and urban commerce centers. This suburban development consists of self-contained commuruties accessing a limited road network at subdivision entrance points, loading traffic onto a few concentrated locations along the road as opposed to dispersing traffic through a road grid network through connecting the subdivisions. This development pattern, along with a density of development that does not support transit, has resulted in the need to add capacity to numerous roads in the suburban landscape. The 2030 LRTP funded transportation improvements total over $788 million. Of this total, improvements (new roads, widening of roads to three and five lanes and 111tersection 1mprovements) made within the suburban landscape cost approximately $200 million or 25.5 percent of total road improvements. _e\ Comprehensive Plan For \X 'ashtenaw County OBTECTIVE2 Maximize the capacity of the existing urban and suburban transportation system. Recommendation 2.1 Capacity Improvements Provide capacity improvements at ma1or mtersecnons through turrung lane add1t1ons. Recommendation 2.2 Signal Coordination Reduce congest10n and expand capacity of ex1st1ng roads through signal coordinat10n between cines, villages, \X'CRC and l\[DOT. Recommendation 2.3 New Development Trafflc Studies Contmue ro require new development to prepare traffic studies to determme the need for intersection and signal improvements and the pro-rata cost share of these improvements. Recommendation 2.4 Interconnected System of Access Points l\famtam the capacity of ex1st1ng facilities by requinng new development ro pronde an mterconnected system of access pomts to disperse traffic along a network of roads, and mmmuze the number of access pomts along ma1or roads. Recommendation 2.5 Development Density to Support Transit Encourage mfill development at a density that will support transit and requue new development to provide transit srops and pedestnan fac11it1es to support transit Page 10-7 �'~pte,r 10 _ - - I • - ■ • - - ' 10.6 Rural N etwork The rural road network is the traditional system designed to serve the County's villages and agricultural areas through a limited number of major north-south/ east-west roads. These roads consist of older federal and state roads such as portions of M-52, US-12, I-94, Jackson Road and Carpenter Road. Connecting to these federal and state roads are a number of paved roads and numerous gravel roads. Washtenaw County Road Commission (\X'CRC) is responsible for the annual maintenance and improvement of public local roads. Based on Act 51 the WCRC can provide up to, but not exceed 50 percent of the total cost for any improvements beyond routine maintenance on local roads, the remaining 50 percent of the cost must be provided by another agency, public or private. In addition, the WCRC receives approximately $1,000 per mile per year for road maintenance. This level of funding is sufficient to provide for annual heavy maintenance (overlay and sealcoating); and routine maintenance (snow removal, s1gnage, line painting, culvert maintenance and repair, etc.); however it is insufficient to finance road reconstruction. \'vhile this rural road network has served the County well in the past, continued growth surrounding our cities and villages along with an increase in rural roadside homes has adversely impacted the livability of our cities and villages and presents major capacity problems for future rural residents. City and village roads are becoming heavily congested as lower density subdivisions and rural roadside homes funnel traffic through village main streets causing congestion and increasing public safety demands and cost. Increasing capacity on these limited facilities is problematic due to inadequate right of way through these villages and funding. To resolve existing congestion problems while accommodating future growth, alternative transportation corridors are needed. Identifying alternative routes that can both accommodate commuter traffic and maintain rural character requires careful coordination with overall land use patterns and density. As with adding lanes to the freeway system, if collector roads are improved and new development is allowed to access these facilities, the new capacity will be quickly filled by local demand and the purpose of providing through traffic improvements will be lost. OBTECTIVE3 Provide a system of nor th/so uth, east/west altern a tive ro utes in th e rural are as to a d e qu a t e ly mo ve p eople, go ods a nd services and minimize impacts to villages, cities and townships. Recommendation 3.1 Alternative Tran sportation Routes Work with local units of government to ident1 fy appropnate north /s outh, east / west corridors, and alternative transportation routes for cities and villages. Recommendation 3.2 Priority Improvements E stablish a CIP that identifies pnority improvements and funding sources mcluding federal , state, local and private contributions. Recommendation 3.3 Access M anagement in Rural Areas Support WCRC's adoption of future nght of way widths and access management standards; include these standards 111 local land develop ment regulations and require dedication of RO\'{! and compliance with access management as part of new development approval. Recommendation 3.4 Proper Planning of Exp anded Corridors Ensure that the land use des1gnauons along expanded corridors are properly planned to allow through traffic movement to occur as opposed to simply providing access to new developments. Exisung studies mclude the State Road, the Geddes Road, the Willis Ro ad and the Baker Road Corridors. Supporting Recommendations Landscapes 2.1, 3.7, 3.8, 3.9 Page 10-8 A Sense of Place, A Sustainable Future �There are approximately 800 miles of gravel roads in the County. Gravel roads make up the majority of the road network 111 rural areas . .r-\s additional roadside development and subsequent lugher traffic volumes occur, these gravel roads will deteriorate leaving residents with increased ma111tenance costs and safety concerns. DB TECTIVE4 D evelop a safe and well-main tained gravel roa d system that meets the needs of agriculture and rural resid ents while maintaining th e scenic bea uty and character o f this lan d scap e. The physical characteristics of gravel roads are not well swted for safe high volume traffic and they can easily exceed capacity. Low-density residential development 111 rural areas has forced the \X'CRC into a reactive pattern of maintenance on overburdened gravel roads. Linuted resources are used to do weekly grading on overcapacity gravel roads to keep the roads passable. This reqwres the WCRC to perform grading activity more often to ma111tain a properly functioning road thereby using up linuted resources. Rec ommendation 4.1 Gravel Road Cap acity Support WCRC and staff to classify all gravel roads to determine ex1st111g conditions and capacmes and to set maximum daily traffic loads to ma111tain the road 111regrity and saferv. 10.7 Gravel Roads Further complicating the issue is the divide between \'('ashtenaw County residents' view of gravel roads. Some residents rndicate that they do not want their gravel roads unproved and would like to limit development abutting these roads as much as possible. I Iowever, other residents want to see gravel roads paved to decrease maintenance needs, increase safety and allow for travel that is more convenient. An evaluation of 121.6 miles of Federal Aid Eligible Grm"el Roads in Washtenaw County finds that the majority are in "fair" condition. I Iowever, due to limited funds available to improve the gravel road system these roads will rapidly detenorate over the next 20 years. Between 2005 and 2030, there are only eight gravel road pavement projects pro1ected to receive federal funding, amounting to 11.65 miles at a cost of $13,265,000. There are an additional 14 gravel road pavement pro1ects identified on the unfunded list totaling 29.9 miles at a cost of $28,550,000. Estlmates project that to pave all of the gravel roads 111 the County, it would cost approximately $56 million which is well beyond the total transportation improvement budget. It is important to note that the gravel road service is highly variable based on dra111age conditions. Re commendation 4.2 Density Limitations on Rural R oad s Based on the gravel road class1ficat1on system, encourage local units of governments to ref111e land use plans, local development regulauons and state enabling legislation to hm!t the den sity of development along these roads, locate rural subdiv1s1on access po111ts ro m1111m1ze conflicts and requue developer paY111g where needed. Gravel Road Type Range of Acceptable Volume/Day Maximum Dwelling Units perAl:.re 16DUperk1:e A - highest quality 800-1000 or 1 DU per6.25 Acres .03 DU per mes \Vebster Township had 10 gravel road segments d1at were "overcapacity" given the current daily traffic volumes and thresholds. The analysis showed d1ac most of the gravel roads 111 d1e Township would have capacity problems if the current traffic levels continued and Township zollil1g was kept one unit per 2 acres. These volumes would likely lead ro maintenance problems with d1e gravel road (rutting, washboarding, etc.). Case Study E - IONest quality 0-199 or 1 DU per 33.3 Acres Table 10-2: Holding Capacity of Gravel Roads Source: Washtenaw County Department of Planning and Environment Source "How Much Development 1s Too Much? A gu,de on Using Impervious Surface and Gravel Road Capacity Analysis to Manage Growth in Rural and Suburban Communities August 2003 Mark Wyckoff and Michele Manning. Planning and Zoning Center, Inc, Lansing, Michigan and Kris Olsson and Ehzabeth Riggs. Huron River Watershed Council Ann Arbor, M1ch1gan , \ Comprehensive Plan For \"X'ashtenaw Count) Page 10-9 �-- l,"' I - ;~h~a:W. . ~_."_. :- - :- .. - --L - 10.8 Bridges A bridge that receives routine maintenance generally has a life span of about 50 years. Bridges in Washtenaw County tend to be 54 years old or older, much older than the general population of bridges in Southeast Michigan where the average bridge age is 38 years. Currently, there are 122 deficient bridges in Washtenaw County, 66 classified as functionally obsolete and 56 classified as structurally deficient. The improvement or replacement of bridges is very expensive and generally well beyond tl1e budget of local units of government. Federal dollars are the primary source of funding for bridge projects, and funding is a highly competitive process. Each year only a few of the most deficient bridges in the state are allocated funding. Out of the 122 deficient bridges within the County, the 2030 LRTP prioritizes the rehabilitation and replacement of 42 bridges between 2005 and 2030 in order for iliese structures to remain functional. Because many of our bridges are older than 54 years and located within the rural area, context sensitive design techniques should be considered when assessing ilie these structures. Additionally, ilie ability to identify a local funding source would enable a decrease dependency on federal and state funding and their accompanying restrictions and constraints of those sources. The constraints on funding has caused MDOT to restructure ilie selection process and allocation of scarce funds to bridges to more evenly distribute funds for bridge improvements. I DETECTIVES M aximize limi ted funding to m ak e designsen sitive improvem en ts o n d e fici e nt bridges. Recommendation 5.1 Context Sensi tve Design for Rural Bridges Support the WCRC in preparing context sensitive designs for rural road bridge rehabilitauon that meets the needs of safe travel while maintaining rural character and historic value. Recommendation 5.2 Funds for Rural Character Preserva tion Encourage local governments to plan for the funding needed to enhance the design and architectural features needed to preserve the rural character and historic value of our rural bridges. Recommendation 5.3 Bridge M aintenance Identify funding to maintain and rehabilitate bridges to reduce the total cost for repacement. Supporting: Recommendations Historic Preservation 2.3, 2.4 Rehabilitated bridge over Jackson Road, City of Ann Arbor Page 10-10 A Sense of Place, A Sustainable Future �10.9 Public and Private Road Connectivity A lack of interconnectmg roads forces even relatively short local rnps out onto main transportation corridors 111 the County. Connectivity implies a system of streets with multiple routes and connections serving the same origins and destmations; it relates not only to the nwnber of intersections along a segment of street, bur also to how an entire area is connected by the street system. I lighly connected areas possess the following charactensttcs: • • • • • • • A dense system of parallel routes and cross-connections within an area - typically formmg a grid-like pattern of arterial, collector and local streets Few closed-end streets Many points of access Narrow streets with sidewalks or off-street paths Frequent intersections to create a pedestrian-scale block pattern Traffic calmmg devices such as curb extensions, crosswalks, landscaping, etc. to slow traffic speeds; and Pedesrnan and bicycle connections where street connections are not possible due to barners. Physical barriers to connectivity may include: topography (steep slopes), freeways, railroads, pre-existing development, lease provisions, easements, covenants or water features Oakes, streams, etc.) OBTECTIVE6 Encourage future and existing connectivity of public and private roadways to provide an efficient and safe road network for the residents and visitors throughout Washtenaw County. Recommendation 6.1 Interconnected Roadway Network Encourage local units of government to work with the WCRC to develop recommendaaons for 1nterconnect1ng both public and pnvate roads. The potential to connect the public road network for existmg and planned development maX11TI1Zes the efficiency of the transportation network, facilitating local and regional circulation. Connectivity is attained through m1rumal occurrences of cul-de-sacs; dead-end streets, and poorly connected subdivisions. These clements place addiuonal stress on main arteries . . \ Comprehensive Plan For \Vashtenaw County Page 10-11 �10.10 Natural Beauty Roads The goal of the atural Beauty Road s program 1s to acknowledge the natural character of certain County local roads having unusual or outstanding natural beauty and to maintain those roads in accordance with accepted maintenance practices established by the County. Currently, with111 Washtenaw County there are nine designated atural Beauty Roads. When granting or withdrawing the Natural Beauty Road designation, the \X'ashtenaw County Road Commission considers the following: • Character of Road: The road must have outstanding natural features along its borders, including native trees and other native vegetation as well as open areas with scenic or natural vistas, which, singularly or in combination, set this road apart from other roads as being something unique and distinct. • Length: A minimum of one-half mile continuous length with exceptions below this length depending upon unusual features. • Roadside Development: Qualifying roads should preferably have no development along them, but such development as exists at the time the road is designated should be compatible with the surroundings, and should not detract from the natural unspoiled character and visual impact of the road area. Existing township zoning and planning along the roadway should be compatible with present land use. OBTECTIVE 7 M aintain the conditions o f certain road s h aving unu s ual or outstanding n atural beauty. Recommendation 7.1 Designa tion of N atural Beauty Roads Encourage local uruts of governments to work with the \'<1CRC to designate additional Natural Beauty roads. Recommendation 7 .2 Residential Design Standards Encourage local governments to adopt roadside residential design standards including canopy tree preservation, residentlal building setbacks and road access limitations. Recommendation 7.3 Scenic Vista Identification \Vork with local governments and residents to identify sceruc vistas and local, county, and state funds to acquire scenic vista properties and easements • Function of the Road: The existing road should function as a local access road, i.e., one which serves the adjacent property owners rather than serve as a collector or a higher functional classification (connecting two major County roads or developments). • Roadwav Condition: Condition of roadway should be adequate in terms of drainage, design and safety. • Volume: The current average daily traffic (ADT) on an unpaved roadway should not exceed 500 vehicles for consideration as a natural beauty road. • Vegetation: A minimum of 90 percent of the lineal footage of the road right-of-way should include native vegetation (excluding footage of driveways or farmland in total length) to qualify as a natural beauty road. Marshall Road, Scio Township Page 10-12 A Sense of Place, A Sustainable Future �10.11 Transit \'vashtenaw County has an excellent transit system ill the urban areas for a community of our size: • The Ann Arbor Transportation Authority 1s the pnmary provider of public transportation services in \'('ashtcnaw County, serving the Ann Arbor and Ypsilanti urbanized areas mcluding portions of Ypsilanti, Pittsfield and Supenor Townships. In service for an average of 17 hours per day, AATA runs 24 fixed routes with an average weekday rider ship of 15,500 passengers. In addition to fixed-route services, A.AT.A provides paratranslt services, a flexible or door-to-door service for the elderly, disabled or econoffilcally disadvantaged. In 2002, 4,475,765 riders used A.AT.A's services. Currently there arc five park and ride lots accessing AA T A's ma111 fixed-route bus service. AA TA is funded primarily by Ann Arbor property tax millage, state operaung assistance, passenger fares, interest 111come, purchase of service agreements with otl1er governments and federal categoncal grants. These sources are currently stable, but are subject to fluctuations due to circumstances outside A.AT.A's control. Blake Transit Center, City of Ann Arbor • The l.Jnivers1t:y of Iichigan bus service serves all Ann Arbor campuses affiliated with the University as well as the University and A.A.TA park and ndc lots. Commuters can eitl1er park and ride, or transfer from a University bus to A.AT.A. Anyone can ride this bus, and tl1ere 1s no cost, however the coverage area is limited. However, it is now possible for all University of l\1ichigan faculty, staff and students to ride the AATA buses for free therfore expanding the limited coverage area of the University bus system. • The Chelsea Area Transportation System (Cr\ TS) started in 1976 as a demand responsive service for the elderly and the disabled, with call-for-scrv1ec, door-to-door transit. In 2002 CATS added a fixed route small bus service between Chelsea and Dexter. In 2003, when AATA cut its Dexter service because of insufficient local funding, CATS extended 1ts route to Jackson and \'<'agner Roads 111 Scio Township where passengers arc able to transfer to an Ar\TA bus (Figure 10-1). This service is known as Chelsea Arca Rural Express (CARE). Chelsea Area Transportation System bus in front of Meijer, Scio Township • There arc numerous paratrans1t (demand responsive ,,an and taxi services) providing service to the disabled, elderly and econoID1cally disadvantaged populations throughout \'\'a shtenaw County. These 111clude Chelsea Area Transponanon Sen'lce, l\Ianchester eruor Citizens, City of l\Wan Public Transit and orthficld I luman erv1ees and c1ghborhood Seruor cff1ccs . .-\ Comprehensive Plan For \X'ashtenaw County Page 10-13 �• - - I Chapt~r IO,·_ .. - ' "----'-- • . - . •' . .-. Figure 10-2: Fixed Transit Routes , Washtenaw County 2 D N N Page 10-14 Jurisdictional Boundary TRANSIT PROVIDER N CATS Highway MajorRoad N AATA Road University of Michigan 0 2 Source: Washt<.:n ~l\\-' County Depanmmt of Planning and EnY1ronment A Sense of Place, A Susrainable Future �- . -. · • 1 I \ ' •• ,1 I - - · -, · .T~o.rtation I - ••' -- - Despite these transit opportunities, current trends show that the percentage of workers residing in \X'ashtenaw County who commute by driv111g alone has 111crcased from 62 percent to 74 percent between 1980 and 2000. Figure 10-3 shows the different modes of transportation used by residents 111 \X'ashtenaw County working outside their place of residence between 1980 and 2000 and the change 111 their modal preference during this period. The number of workers 111 Washtenaw County driving alone has increased while those workers carpooling or usrng public transportation has decreased between 1980 and 2000. i 50 0 l 11 400 ~ + - - - - - - -• J 300 l 200 "' ai9ii, 00 Worb rs C ■1pooling Worh ,sdm ing ■lone ■ 1 990 Woitt•tt1n,ng ottiit1.,..■n101 tr■n1 001111 110n · Modi CJ 2000 ollr ■n1portation Sourr-# 1';1l(!C.,,...,.S..,.,m•vT_r .. J,,...,pteOtt, &ZOOX:--Oill• ~"-"'-•'°" ~ '-'<JIClf'C:l,e• e,._~o,r~ Figure 10-3: Modes of Transportation for Workers in Washtenaw County, 1980-2000 Source · Washtenaw County Department of Planning and Env,ronment The marn challenges fac111g the cont111uat1on and expans10n of AATr\ services is funding for operation because federal funds can only be used for capital costs and not opcraung costs. \\?hi.le ,-\,,\TA looks to the local uruts of government to assist with funding, budget cons tram ts linut local gm'ernmcnt participation_ This is currently happerung in Ypsilanti Townslup and the City of Ypsilanti where r\.r\TA and local officials arc tryrng to identify funds to keep sen'!ce 111 tl1c1r area . . \ Comprehensive Plan For \'{'ashtenaw County Page 10-15 �• T ~ ~1;1aptet.10 ' • r I - ---- -~ • - ■ ' . I I The demographics of the County rndicate a need to improve current and future services to transit dependent residents including: • 8,527 households do not own a personal vehicle • 28,141 residents, 16 years and over, have a disability and rely on alternat:1ve transportatlon • The number of older adults (age 65 and over) is expected to increase 96 percent between 2000 and 2020, from 26,271 to over 51,529. Continued de,Telopment in our villages and suburban areas will increase resident's demand for transit. In the mid-80's, in response to increasing demands for transit service, AATA expanded its service to include routes to Saline, Dexter, Chelsea and Scio Township. J Iowever, due to revenue constraints these expanded services have been reduced or eliminated. Service to Chelsea was discontinued in 2002, in June 2003, AA.TA discontinued service between Ann Arbor and Saline and in the fall of 2003 service between Ann Arbor and Dexter was discontinued. Currently there is coordination of services and pooling of funds occuring among the village areas such as Ride Source which serves as a brokerage service trying to match people to trips, and the coordination among A.A.TA, CA.TS and Milan Area Transit. I Iowever, increased coordination among the various services is necessary, and it may also be necessary to pool funds through transit consortiums or a dedicated county-wide funding source to continue existing services and provide transit services to suburban and village areas. Commuter Rail Commuter rail has been used successfully in numerous other metropolitan areas to provide additional capacity, particularly for commuter trips. Studies show that rail service does much better than buses in attracting riders and reducing automobile dependence due to tl1e speed and convenience of a train in comparison to a bus. Currently, SEMCOG, working with AATA and \'('ATS, is preparing a study to determine the feasibility of providing commuter rail service between Ann Arbor and Detroit along the Norfolk Southern Railroad Lines. In addition to this corridor, there may be a potential to relieve some of the congestion along US-23 by providing rail from Whitmore Lake south to :Milan along the old Tuscola-Saginaw Bay/ Ann Arbor Railroad Lines. Page 10-16 OBTECTIVEB Exp and th e Co unty's tcansit sys tem to re du ce a uto d ep enden cy and m ee t the needs of the County's residents. Recommendation 8.1 Regional Tran sit Consortium Expand the use of transit by forming a consoraum with Livtngston and other regional units of government to help fund expanded transit service. Recommendation 8.2 Transit Consortium for Senior Population Encourage suburban areas and villages to consider forrrung a transit consortium to fund service for a grow111g older population to provide transit to life line and leisure destinauons. Recommendation 8.3 Transit Services Funding Support efforts to identify a dedicated source of funds for county-wide transit services. Recommendation 8.4 Tran sit Frequency for Disabled and LowIncome Increase frequencies 111 urban areas to provide reliable transportaaon for disabled and lower 111come residents to access job opportun!Ues. Recommendation 8.5 Airport Shuttle Service Identify opuons for providtng shuttle service to the airport for County residents and econorruc development benefits. Recommendation 8.6 Conges tion Relief through Rail Continue to promote the ,-\nn .-\rbor to Detroit feasibility study and 1111t1ate a study to assess corrunuter rail along the .\nn Arbor/ Tuscola/Saginaw Bay rail line to relieve congesaon on US-23. A Sen se of Place, A Sustainable Future �10.12 Non-Motorized Network Non-motorized transportation includes bicycle and pedestrian facilities. Non-motorized deficiencies are defined as a gap in a sidewalk, or path, or a nussing segment in a network of on-road bike lanes. According to the 2030 LRTP, there are 40 non-motorized projects identified for improvement or construction between 2005 and 2030, for a total cost of $13 million. OBTECTIVE9 Become the state's leading example of implementing pedestrian, bicycle and trails systems to reduce automobile dependency, connecting residential to educational, work and leisure opportunities. Local units of government have different zoning requirements with regard to sidewalks, some require them with every development and some do not. When required by a Township, the Washtenaw County Road Commission typically constructs sidewalks with the township or developer funds. \'(!here sidewalks are not feasible, the WCRC tries to extend the existing shoulder to approximately six feet in width to accommodate non-motorized traffic within their road right-of-way. However, this is not always possible given the existing condition of the roadway. Recommendation 9.1 Non-Motorized Transportation Plan Coordinate with \VATS to prepare a countywide non-motorized plan to identify exisung sidewalk gaps, pnonties for pedestrian and bicycle connections to schools, neighborhoods, work and leisure activities. Since non-motorized facilities are necessary in the provision of successful public transit, many local agencies are currently working to improve their non-motorized transportation facilities and WATS will be developing a new non-motorized plan as part of their work program starting in July 2004. Recommendation 9.2 Infrastructure for Bicycle Travel Encourage \VCRC to conunue to provide six foot shoulders for bicycle travel where rightof-way and road design pernuts and addiuonal pavement will not affect scemc character. Recommendation 9.3 Development Regulation for Sidewalks Encourage local governments to adopt development regulations requuing the developer to install sidewalks along access roads to all new subdivisions. Recommendation 9.4 Pedestrian and Bicycle Infrastructure Encourage local governments to provide sidewalk or trail connecuons to all new public facilities (offices, librartes and parks) and between neighborhoods in adclitton to bicycle storage at all faciliues . Bicyclist on Liberty Street, City of Ann Arbor A Comprehensive Plan For \Vashtenaw County Recommendation 9.5 County-wide Trail Sys tem Leverage the resources of the county, state and local governments to develop a county-wide trail system. Page 10-17 �chapteilo; .·~ . . · _ -- ~"· ~- ~~ .. l _.. I - I ., ■ ... • .. • .. - 10.13 Summary GOAL Strategically plan for and invest in a transportation network that meets the needs of future residents and businesses while promoting our sense of place and protecting the environment. OBTECTIVE 1 Improve our freeways and interchanges to m aintain the ability to move p eople, g oods, and services into and through the Coun ty. OBTECTIVE 2 M aximiz e the cap acity of the existing urban and suburban transportation sy stem. Recommendation 1.1 High Occupancy Vehicle Lanes Require that studies be done to deternune if it would be beruficial for a<ldinonal lanes constructed for US-23 to be high occupancy vehicle and transit dedicated lanes. Recommendation 2.1 Capacity Improvements Provide capacity improvements at major 111tersecnons through turrung lane additions. Recommendation 1.2 Expand Transit Use for Commuters Expand the use of transit for commuter trips by providing convenient access to the system, through addit10nal satellite parking facilities. Recommendation 2.2 Signal Coordination Reduce congesnon and expand capacity of existing roads through signal coordinanon between cmes, villages, WCRC and the 1\fDOT. Recommendation 1.3 State and Federal Funding for Expansion Connnue to pursue state and federal funding to expand the capacity of I-94, US-23 and 1\[-14 for commuter traffic. Recommendation 2.3 New Development Traffic Studies Continue to reqwre developers of new development to prepare traffic studies to deterrrune the need for intersection and signal improvements and the pro-rata cost share of these improvements. Recommendation 1.4 Interchange Activity Centers Work with local units of government to idenufy potential new activity centers along select mterchanges and idennfy a combinanon of federal, state, local, special assessments and developer contributions to fund improvements. Recommendation 1.5 Activity Centers Design Standards Encourage local governments to adopt design standard s for acnv1ty centers mcludmg a system of internal roads and transit stations to maximize the 111terchange capacity. Recommendation 2.4 Interconnected System of Access Points 1\Iamtam the capacity of exisnng facilines by requmng new development to provide an mterconnected system of access pomts to disperse traffic along a network of roads and mirumize access points along maior roads. Recommendation 2.5 Development Density to Support Transit Encourage mfill development at a dens ity that will su pport transit and require new development to provide transit stops and pedestnan fac1lit1es to support transit. Supporting Recommendations Landscapes Chapter 3: Recommendation 2.2 A ctivity Center Locatio11s Recommendation 2.3 Activity Ce11ter I11frastmctt1re Page 10-18 A Sense of Place, A Sustainable Future �OBTECTIVE3 Provide a system of north /s outh, eas t/ wes t alternative routes in th e rural areas to adequately move people, goods and services and minimize impacts to villages, cities and townships . OBTECTIVE4 Develop a safe and well-maintained rural road sy stem that meets the needs of agriculture and rural residents while maintaining the scenic beauty and character of this landscape. Recommendation 3.1 Alternative Transportation Routes \'{'ork w1th local u01ts of government to 1den ufv appropriate north / south, east / west corridors, and alternauve transportauon routes for cities and villages. Recommendation 4.1 Gravel Road Capacity Support \VCRC and staff to classify all gravel roads to deterrrune ex1sung conditions and capacmes and to set maximum da ily traffic loads to ma111ta111 the road 111tegrity and safetr. Recommendation 3.2 Priority Improvements Establish a CIP that 1denufies pnonty imp rovements and fundmg sources mcluding federal, srate, local and pnvate contributions. Recommendation 3.3 Access Management in Rural Areas Support \\/CRC's adopuon of future nght of way, widths and access management standards for these routes, mclude R0\\1111 local land development regulauons and require dedicauon of RO\V and compl.tance with access management as part of new development approval. Recommendation 3.4 Proper Planning of Expanded Corridors Ens ure that the land use des1gna uons alo ng expanded corridors are properly planned to allow through traffic movement to occur as opposed to s1mply providing access to new developments. Supporting Recommendation Landscapes Chapter 3: Recommendation 2.1 Activity Center Uses , \ Comprehensive Plan For \\/as h tenaw County Recommendation 4.2 Density Limitations on Rural Roads Based on the classification system, encourage local u01ts of governments to refine land use plans and local development regulat10ns to lirmt the densiry of development along these roads, locate rural subdiv1s10n access pomts to rru111rruze conflicts and require pavmg where needed OBTECTIVES Maxin1ize limited funding to make design-sensitive impro vements on deficient bridges. Recommendation 5.1 Context Sensitive Design for Rural Bridges Support the \X'CRC in preparing context sensitive designs for rural road bn dge rehabilitation that meets the needs of safe travel while mainta111111g rural character and histonc value. Recommendation 5.2 Funds for Rural Character Preservation Encourage local governments to plan for the fundmg needed to enhance the design and archttectural features needed to presen·e the rural character and h1stonc value of our rural bndgcs. Page 10-19 �Recommendation 5.3 Bridge Maintenance Identify funding to mamrain and rehabilitate bridges to reduce the total cost for repacement. Recommendation 7 .3 Scenic Vista Identification \Vork with local governments and residents to identify scenic vistas and local, county, and state funds to acquire sce111c vista properties and easements. Supporting Recommendations Historic Preservation Chapter 9: Recommendation 2.3 Hislorical!y Sig11ijica11/ Bridges Recommendation 2.4 &,ral Roads G11ideli11es OBTECTIVE6 OBTECTIVEB Expand the County's transit system to reduce auto dependency and meet the needs of the County 's residents. Recommendation 8.1 Regional Transit Consortium Expand the use of transit by forrning a consortium with Livi ngston and other reg10nal units of government to help fund expanded transit service. Ensure public road connectivity for future and existing roadways to provide Recommendation 8.2 an efficient and safe road network for the residents and visitors throughout Transit Consortium for Senior Population Wa shtenaw County. Encourage suburban areas and villages to consider forrni ng a transit consortium to fu nd service for a growing older population to provide transit to life line and leisure Recommendation 6.1 destinations. Public Interconnected Roadway Network Assist the \VC RC and local units of government in developing a plan for public interconnected roadway network that matches with future land use patterns. Recommendation 8.3 Transit Services Funding Support efforts to identify a dedicated source of funds for transit services. OBTECTIVE7 Recommendation 8.4 Transit Frequency for Disabled and Low-Income Increase frequencies m urban areas to provide reliable transportation for disabled and lower income residents to access job op portunities. Maintain the conditions of certain roads having unus ual or outstanding natural beauty. Recommendation 7.1 Designation of Natural Beauty Roads Encourage local units of governments to work with the WCRC to des ignate additional atural Beauty roads. Recommendation 7.2 Residential Design Standards Encourage local governments to adopt roadside residential des ign standards including can opy tree preservation, residential building setbacks and road access lirrutations. Page 10-20 Recommendation 8.5 Airport Shuttle Service Identify options for providing shuttle service to the airport for County residents and econormc development benefits. Recommendation 8.6 Congestion Relief through Rail Continue to promote the Ann .\rbor to Detroit feas 1b1lity study and 111it1a te a study to assess commuter rail along the .\nn Arbor/ Tuscola / Saginaw Bay rail line to re lieve congestion on US-23. A Sense of Place, A Sustainable Future �OBTECTIVE9 Become the state's leading exa mple of implementing pedes trian, bicy cle and trails system s to reduce automobile dependency, connecting residential to educational, work and leis ure opportunities. Recommendation 9.1 Non-Motorized Transportation Plan Coordinate with \V.\ T~ to prepare a counrv-w1de non-moto n zed plan to 1dent1fr existing sidewalk gap s, p nonbes for pedesrnan and bicycle access to ex1sn ng and future schools, and new sidewalks needed to connect neighborhoods to work, shopping, educa uo n, recreatio n and other neighborhoods. Recommendation 9.2 Infrastructure for Bicycle Travel Encourage \\ 'CRC to contmue to prov1<le SLX foot shoulders for b1cvcle travel where nght of way and road design permits and add1t1onal pavement will not affect scemc character. Recommendation 9.3 Development Regulation for Sidewalks Encourage local governments to adopt development regulauons requmng the developer to mstall sidewalks along access roads to all new subdiv1s10ns. Recommendation 9.4 Pedestrian and Bicycle Infrastructure Encourage local governments to provide sidewalk or trail connections to all new public faciliues (offices, libranes and parks) and between neighborhoods 111 addmon to b1crcle storage at all public fac1lit1es. Recommendation 9.5 County-wide Trail System Leverage the resources of the county, state and local go,·ernments to de,·elop a count\ wide trail system. _\ Comprehensive Plan For \\'a shtenaw County Page 10-2 1 �Chapter 11 Sewer and Water Services ~-\ Comprehensive Plan For Washtenaw County �I Washtenaw County \ \ Lyndon Township I' Dexter Township Webster Township Salem Township Northfield Township I '\ --- Sylvan Township ___ _ ___ _ Lima Township / Superior Township - Scio Township Ypsilanti City Sharon Township Freedom Township Lodi Township Pittsfield Township York Township Manchester Township Bridgewater Township Saline Township 1 1 Ypsilanti Township Augusta Township ,\ Sense of Place, A Sustainable Future �Sewer and Water Services 11.1 Purpose Provision of sewer and water services has significant impacts on how our County develops and functions. The extension of services from cities has allowed suburban development in adjacent townships and the development of new systems has resulted in new growth areas throughout the County. Providing services in the future will require a coordinated approach among local governments, not only to avoid duplication and provide services 1n the most cost-effective and sustainable manner, but also to ensure that the location and density of new development is consistent with master plans across jurisdictional boundaries. Maintaining and improving our surface and groundwater quality can also be achieved through a coordinated approach in the areas of eliminating older septic systems and managing land uses near public water supplies. 11.2 Resident Comments Residents recognize the interconnection between the provision of services and development within the County, and have identified many challenges for the County to overcome in the next 20 years. The extension of services from cities has allowed suburban development in adjacent townships and the development of new systems has resulted in new growth areas throughout the county. Resident comments on issues and opportunities include: Highlights of Resident Comments from Regional Workshops For a complete list of resident comments see the Public Parucipat1on Support Document. • Sprawl and the loss of agricultural land as the result from the extension of sewer and water lines into rural areas. According to residents in the rural areas of the County, they do not want water and sewer because it causes development and growth pressures. • Utilities as a way to control sprawl. Many residents feel that sewer and water services should be increased 111 developed areas, rather than rural areas, wluch would assist with the preservation of agricultural land and open space. Sewer and Water Services Goal The following goal of the Sewer and Water Services Element is based on these resident comments and analysis of conditions and trends: GOAL: To plan and provide sewer and water systems that meet the needs of future residents and businesses while promoting growth management, land use and environmental goals of the comprehensive plan. • Maintenance and quality of utilities is deteriorating. According to residents, sewers are not up to the same government specifications and there 1s an overloading of the existing 111frastructure. Tlus is due to mounting pressure for more urban density and m1rumal commitment to address10g agmg and failing infrastructures, especially water. .-\ Comprehensive Plan For \Vashtenaw County Page 11 -3 �Chapter 11 ' 11.3 Condition and Trends Within Washtenaw County over 70 percent of households are currently served by municipal water and sewer services. The maps (Figures 11-1 and 11-2) at the end of this chapter identify existing and future sewer and water service areas. The major service providers in Washtenaw County for central water and sewer are the City of Ann Arbor and the Ypsilanti Community Utilities Authority (YCUA). Otl1er service providers and collaborative efforts are shown in Table 11-2. Current sources of water for public water systems include the Huron River, the Detroit River from the City of Detroit Water System and groundwater. Except for portions of Augusta Township and York Township there is adequate supply of acceptable groundwater in Washtenaw County to support most uses. OBTE CTIVE 1 Promo te compact de velopment p attern s, m inimize development impacts across jurisdictional borders and increase sys tem s efficiencies. Recommendation 1.1 lnflll Development Capacity Assist local units of government in identifying infill development opportunities and system capacity improvements needed to accommodate infill development. Recommendation 1.2 Activity Center Capacity Within the past 15 years, water and sewer services have been developed in the more rural areas of Washtenaw County to address specific needs either to support new development or address longstanding environmental and public health issues. Assist local units of government in identifymg new activity centers and developing plans to provide water and sewer services to these areas. The trends affecting water and sewer services in Washenaw County can be categorized into two areas; planning for new development and protecting public health and the environment. Recommendation 1.3 Regional Sy stems Encourage the development of regional systems that are consistent with and promote the plan's goals, objectives and policies . 11.4 Planning for New Development .System Expansions for New Development There are some instances where local master plans show densities that will require central water and sewer services, but these master plans do not include plans for providing these services. To ensure a coordinated approach to land use and services, these plans should be updated to have a program for services or to adjust land use densities to a level that can be accommodated without central services. Additionally, it is important for communities to proactively plan for those areas where higher densities should occur. In these areas, provision of central water and sewer services should be addressed. Recommendation 1.4 Urban Service District Capacity \Vork with local units of government to prepare urban service district plans identifying areas that will be served, the level of develop ment and capacity needed, the timing of service and cost/ revenue sharing arrangements. Recommendation 1.5 Community Sys tems Operation Encourage the proper operation and maintenance of commu111ty systems through mu111cipal control or through binding legal agreements, special assessment districts, or other permanent operation and maintenance arrangements. Page 11 -4 A Sense of Place, A Sustainable Future �Sewer and Water Services Intergovernmental Cooperation Several townships have been able to work cooperatively to create regional authorities to address common utility service needs. Often times this has crossed County boundaries such as the Portage - Baseline Lakes \'v'ater and Sewer Authority and the Multi-Lakes Water and Sewer Authority. These systems are examples of shared ownership and control. I Iowever, in some cases, lack of intergovernmental cooperation and struggles over future tax base has created situations where duplication of services can occur. Cities and villages that provide water and sewer services are reluctant to offer those services outside their jurisdictions without annexation of the property being served. This issue is leading some townships to construct water and sewer services adjacent to existing infrastructure. Some communities are negotiating Act 425 agreements which allow for sharing of tax revenues. These agreements offer one method for central water and sewer systems to be extended across political boundaries and reduce duplication of services. Recommendation 1.6 Public Facilities Ordinan ces Encourage local units of government to adopt Adequate Provision of Public faciline s Ordmances ro ensure that services are available pnor to new development appro val, consistent with local master plans and urban service district plans. Recommendation 1. 7 County Financing Support Offer the County's fuU faith and credit ftnancmg for system expansion and new systems that are consistent with and promote the plan's goals, objectives and recommendanons. Small Community Systems Because of potential liability, such as for long term system operation or potential lawsuits related to high density developments in rural areas, most communities were reluctant to approve systems built for private developments. For many years, The Department of Environmental Quality interpreted state law to require that local communities approve and be liable for all public sewer systems that were constructed within their jurisdiction. Recently, that rule was challenged in court and it was determined that private developers could build their own wastewater collection and treatment systems without local unit approval and involvement. \'(!h.i.le local governments still control land use densities and locations through their master plans and zoning ordinances, this change in small community system approvals process could add to the pressure for development in rural areas. 1995 Potential Effects of Uncontrolled Small Community Wastewater Systems Manufactured Home Community in Salem Township Source: Washtenaw County Department of Planning and Envlfonment A Comprehensive Plan For \Vashtenaw County Page 11 -5 �Chapter 11 T he effect of this change in interpretation may lead to dispersed development patterns. To address this issue, communities require better tools for the regulation of land uses, such as adopting urban service districts showing where higher density growth is permitted and prohibited. 11.5 Protecting Public Health and the Environment Pollutant Loading to Surface Waters The Huron River watershed dominates much of Washtenaw County and is the receiving stream for several wastewater discharges. River systems are an acceptable discharge medium for properly treated wastewater but for the Huron River, downstream lakes and impoundments create a concern for accumulation of the nutrient phosphorus which aggravates weed and algae growth in lakes. State and Federal environmental agencies have placed a Total Maximum D aily Load (fMD L) on phosphorus in the Huron River. This requires that point sources of phosphorus, such as municipal wastewater discharges, are treated to a very high degree. Existing municipal treatment plan ts are required to con tinually improve their treatment processes. New sources of phosphorus, in terms of new discharges to the Huron River, are highly discouraged. If a new discharge is allowed it will be required to provide a very high degree of treatment, of which, long term effectiveness has not been demonstrated. This has led to consideration of looking at other watersheds for discharge of wastewater. Sylvan Township recently completed a wastewater collection system that transports sewage to Leoni Township 111 Jackson County with ultimate discharge to the Grand River watershed. In tl1e past the Ypsilanti Community Utilities Authority began pumping their effluent to the Rouge River watershed rather than the Huron River. There will be pressure for this trend to continue in the future to accommodate development needs in certain areas of the County. OBTECTIVE2 Ensure the protection of public health and environment through good stewardship in the provision of water and sewer services. Recommendation 2.1 Reduce Pollutant Loading Encourage all centralized sewage systems to coordinate efforts to address reducing critical pollutant loading to the County's rivers and streams. Recommendation 2.2 Infiltration and Inflo w Encourage local units of government to aggressively inspect new construction for compliance with plumbing code and sewer ordinance requuements and assist with identifying possible financing options to eliminate roof and foundauon drain connections. Recommendation 2.3 Gr0tmdwater Protection Ensure the protect10n of groundwater resources by encouragmg proper planning and land use 111 groundwater recharge protecuon zones. Groundwater Supply Most of Washtenaw County residents have access to good quality and quantity of groundwater. This is due to the glacial geology of the area. An exception is a portion of Augusta and York Townships which have both quantity and quality issues with groundwater supplies. This problem arises from the fact that the area is part of an old lake bed with lake plain sediments requiring reliance on limestone formations for water supplies. Failure to protect groundwater supplies and ultimate contamination can lead to the need for expansion of central water supply systems. Previous examples of this would be leaking underground storage tanks or industrial discharges to the ground that adversely affect groundwater quality. Page 11 -6 A Sense of Place, A Sustainable Future �,,. :: Sewer and Water Services Wellhead protection plans which create local regulations for control of land use and prevention of pollution and groundwater contamination are necessary to protect major sources of groundwater. As an additional effort to protect groundwater supplies the \Vashtenaw County Board of Comrruss1oners approved new well regulations which went into affect in March 2004. These regulations will further protect groundwater by assunng proper abandonment of old wells and requiring perrmts for all new wells, even non potable wells. Recommendation 2.4 Well Regulation Build upon the new well regulation and address issues related to groundwater conram1nation, extraction (includmg rrurung operations) and abandoned wells. In addition, as new central water supply systems are built, the need for specific treatment, such as iron removal, softerung or fluoridation should be considered to assure that costs to individual homeowners are minimized. Infiltration and Inflow Sanitary sewer systems are not designed to handle extraneous flows generated from rainfall events or high water tables. However in some cases, due to deteriorating sewer conditions or the improper connection of household roof and foundation drains, rainwater and groundwater can find its way to a sanitary sewer. The resulting high flows can lead to surcharge of the sewer causing backups in to basements and in some cases overflows to surface waters. This is more of a problem in established urban areas with older sanitary sewer systems. Some areas in the City of Ann Arbor have a severe basement flooding problem during high rainfall events. Over the years, lax plumbing inspections or illegal connections have resulted in roof drains and foundation drains being connected to sarutary sewers. This problem is difficult to address in a comprehensive manner because methods of public financing limit the capability to fund for improvements on individual lots to disconnect roof and foundation drains. Lakeside Residential Areas There are many lakeside residential areas in \'\'ashtenaw County that have historically featured clusters of small houses and cottages at higher residential densities than their immediately surrounding areas. In years past, the majority of these residences were used for seasonal and weekend recreational uses. With the growth of population and jobs, smaller lakes in rural areas are now within commutable distances and attract year round residences. Larger homes and year round living has resulted in failure of on-site sewage systems causing emrironmental damage to the water quality of the lakes. This creates public health concerns due to close proximity of water wells to sources of on-site pollution . .-\ Comprehensive Plan For \X'ashtenaw County Page 11 -7 �Chapter 11 To address these problems, some townships have collaborated to build sewer systems around densely populated lake areas part1cularly 111 the northwest portion of Washtenaw County 10 orthfi.eld, \\:'ebster, Dexter and Lyndon Townslups. Additionally, a new system is planned for other lake areas 111 Sylvan and Lyndon Townships. Problems with on-site sewage disposal systems have also been documented around lake communmes 1n Manchester and Freedom Townships. Failing On-Site Systems Septic systems are designed to rrurumize nutrients and human pathogens that may enter into our groundwater, wells and surface waters. While the current standards for the design and location of these systems provide a high degree of protection, many areas of the County are experiencing system failures due to small lot sizes, poor soils and the age of on-site disposal systems. On January 1, 2000, Washtenaw County initiated a regulation under the Health Code to require inspections of on-site sewage and water systems at the time of sale of property or transfer of ownership. This "Time of Sale" inspection program has created a better understanding of problems with on-site systems. Approximately 15 to 20 percent of systems that have been inspected have demonstrated deficiencies of one sort or another. The information generated from this program will be useful for future planning for centralized water and sewer systems. • 18° o of the sepac systems mspected were failing or madequate. • One out of every 18 sepac systems (5 .5%) had an illicit discharge. • 15°'0 of the wells mspected did not have adequate protection aga1nst conrammants. • One out of every 7 wells tested (14%) showed cherrucal or bacterial contammatlon. Table 11 -1: Time of Sale Inspection Statistics • City of \nn :\rbor (also provides service to _-\nn Arbor, Superior, Sc10 and Pittsfield Townships) • YpsilantJ Commu111ty Utilities Authority (also provides service to 1\ugusta, Pittsfielc and Supenor Townships, and western Wayne County commu111t1es) • City of l\[ilan (also provides sewer services to York Township for the I lamlet of :\looreville) • City of Saline • City of Chelsea • \ 'illage of Dexter • \'illage of l\fanchester • Salem Township • 1\Jorthfield Township • Svlvan Township \'v'ater and Sewer _-\uthonty (mcludes Sylvan, Lvndon and Lima Townships) • ;\Iulti-Lakes \'v'ater and Sewer .\uthor1ty (mcludes Dexter and Lyndon Townsh:ps, and parts of Livmgsron County) • Portage / Baseline Lake \Varer and Sewer A.uthonty (includes Dexter and \X'ebster Townships and parts of L1v111gston County) • ( )ther Small Service Providers Table 11 -2: Service Providers including Collaborative Efforts Page 11 -8 A Sense of Place, A Sustainable Future �Sewer and Water Services Figure 11-1 : Sewered Areas - Current & Future Sewered Areas Current & Future - Current Potential (Per LUG Master Plans) - Projected (Per Planned ,_______,_ Construction I Source: Washtenaw Count) Department of l'lannmg anJ l~nnronmcnt :\ Comprehensive Plan For \'\'ashrenaw County Page 11 -9 l �Chapter 11 Figure 11-2: Municipal Water Service - Current & Future Municipal Water Service Current & Future - Current - Planned Construction Projected Service ...___.:............._ Areas I Source: \Vashu:na,, Count\ Department of Planning ; nJ l:.n,·1ronm(.'nt ~ A -- ~...___ ' \ r'<....:.__+--+lf--U - ____ji-H--- r Page 11 -10 . .A Sense of Place, .A Sustainable Future �Sewer and Water Services 11.6 Summary GOAL To plan and provide sewer and water systems that meet the needs of future residents and businesses while promoting growth management, land use and environmental goals of the comprehensive plan. OBTECTIVE 1 Prom o te compact development p attern s, m inimize de velopment impacts across jurisdictional borders and increase sys tem s efficiencies. Recommendation 1.1 Infill Development Capacity Assist local units of government 111 identifying infill development opportunities and system capacity improvements needed to accommodate infill development. Recommendation 1.2 Activity Center Capacity ,-\ssist local units of government in identifying new activity centers and developing plans to provide water and sewer services to these areas. Recommendation 1.3 Regional Sy stems Encourage the development of regional systems that are consistent with and promote the plan's goals, objectives and policies. Recommendation 1.4 Urban Service District Capacity \Xlork with local units of government to prepare urban service district plans identifying areas that will be served, the level of development and capacity needed, the timing of service and cost/ revenue sharing arrangements. Recommendation 1.5 Community Systems Operation Encourage the proper operation and maintenance of communtty systems through municipal control or through binding legal agreements, special assessment districts, or other permanent operation and maintenance arrangements. Recommendation 1.6 Public Facilities Ordinances Encourage local units of government to adopt .-\dequate Provision of Public Facilities Ordinances to ensure that services are available prior to new development approval, consistent with local master plans and urban service district plans. A Comprehensive Plan For \Vashtenaw County Recommendation 1. 7 County Financing Support Offer the County's full faith and credit financing for system expansion and new systems that are consistent with and promote the plan's goals, objectives and recommendations. OBTECTIVE2 Ensure the protection of public health and environment throug h g ood s tewardship in the provision of water and s ewer s ervices. Recommendation 2.1 Reduce Pollutant Loading Encourage all centralized sewage systems to coordinate efforts to address reducing critical pollutant loading to the County's rivers and streams. Recommendation 2.2 Infiltration and Inflo w Encourage local units of government to aggressively inspect new construction for compliance with plumbing code and sewer ordinance requirements and assist with identifying possible financing options to eliminate roof and foundation drain connections. Recommendation 2.3 Groundwater Protection Ensure the protection of groundwater resources by encouraging proper planning and land use in groundwater recharge protection zones. Recommendation 2.4 Well Regulation Build upon the new well regulation and address issues related to groundwater contamination, extraction (including mining operations) and abandoned wells. Page 11-11 �Chapter 12 Solid Waste _-\ Comprehensive Plan For Washtenaw County �Washtenaw County \ I Lyndon Township Dexter Township I Webster Township 1 Salem Township Northfield Township ~-----,, I \ Barton HJlh. Village ------- Sylvan Township Lima Township Ann Arbor ,,. To~nship_ Superior Township Scio Township -- Ypsilanti City Sharon Township Freedom Township Lodi Township Pittsfield 1 Township! York Township Manchester Township Bridgewater Township Saline Township Ypsilanti Township Augusta Township A Sense of Place, A Sustainable Future �~ --- - -=-:i Solid Waste · 12.1 Purpose Management of solid waste in a sustainable manner is not only essential for the protection of the environment, but also critical to ensure that future generations ha\'e adequate disposal facilities and are not overburdened with the costs of solid waste management. 12.2 Resident Comments \'v'ashtenaw County citizens partiapate at rates higher than the state and national averages in waste reduction, recycling and compost1.ng. However, residents voiced concern for the following: Highlights of Resident Comments From Regional Workshops For a complete list of resident comments see the Public Participation Support Document. • Lack of regional and local facilities for recycling as well as options for the disposal or recovery of toxic materials and consumer products. • The importation of waste from other states and Canada has made Michigan the second largest importer of waste in the nation which further jeopardizes our disposal capacity. • Disconnected solid waste collection services for county residents. Among the 28 local uruts of government, only a few partner for solid waste and recycling services. Solid waste and recycling services available to residents and the costs for these services vary widely across the County. .·\ Comprehensive Plan For \'\'ashtenaw Count\' Solid Waste Goal The following goal of the Solid Waste Element is based on these resident comments and analysis of conditions and trends: GOAL: To manage solid waste in a sustainable fashion to ensure that current and future generations have adequate disposal facilities , that future generations are not overburdened with the cost of solid waste management and to protect the environment . Page 12-3 �- =Chapter 12 12.3 Condition & Trends The management of solid waste in \v'ashtenaw County consists of a network of collection, transfer, process111g and disposal facilities to support enhanced waste reduction, recycling, composting and sanitary landfill services. The Washtenaw County Board of Public Works 1s the locally designated state solid waste planning agency for the County. This agency is responsible for the development of an enforceable county-wide solid waste management plan that is to be updated every five years and is responsible to ensure disposal capacity exists for any 10-year period. It is also responsible for handling the siting of new or the expansion of regulated solid waste facilities and enforcement of solid waste activities that are non-compliant with the plan. Local units of government set the policy and requirements for local collection and recycling services. Landfill Management and Collection Services Arbor Hills Landfill is the only active landfill in the County and is located in Salem Township. As of January 2004, this landfill had 15.44 years of capacity remairung. In June of 1992, Washtenaw County entered into a 23-year contract with the Arbor Hills Landfill. The contract guarantees landfill capacity (air space) for \~'ashtenaw County for the period of the contract and requires the operator to pay the County three percent of its gate revenues to support County recycling programs. The contract stipulates disposal limits for the landfill and serves as a means to limit the amount of out-of-state and Canadian waste entering the landfill. Arbor Hills Landfill can not accept more than 17.5 million cubic gate yards of solid waste from all sources in any consecutive five year period and not more than 4.5 million cubic gate yards from all sources in any one calendar year. Additionally, the landfill shall not receive more than 6.25 million cubic gate yards from out-of-state sources 111 any consecutive five year period. In 2003, Washtenaw County received roughly seven percent of all waste disposed in Michigan and 8.5 percent of all Canadian waste disposed of in Michigan. While the County currently has landfill capacity through 2020, it is imperative to plan for adequate disposal capacity beyond 2020. OBTECTIVE1 E ns ure ad e qua te disposal sys tems and landfill cap acity at a cos t that will not overburden future g enerations. Recommendation 1.1 Land.ill Capa city Plan Create a SO-year landfill capacity plan to ensure that \'{/ashtenaw County will not be overreliant on contracts with other land fills for future waste disposal and to explore alternauve landfill methods. Recommendation 1.2 Legislation for Out-of-State Waste Take an acuve role 111 the development of state and federal legislation that auns to limit the amount and type of out-of-state waste accepted 111 ;\ficlugan and \'{/ashtenaw County landfills. Recommedation 1.3 Reevaluate Local Collection Services Prepare a county-wide assessment of local collecuon systems and costs and encourage systems that provide comprehensive collect10n services at the lowest cost. Local Collection Services The type and scope of solid waste services available to residents depends upon the local community in which they reside (Table 12-1). The services offered to residents fall within, or are a combination of, one of three management systems: (1) Single Hauler, (2) Preferred Hauler or (3) Subscription-based. • In a Single Hauler system, the local unit of government assumes the responsibility of delivering all solid waste services to its residents. The costs for services under this type of system are Page 12-4 Arbor Hills Landfill, Salem Township A Sense of Place, A Sustainable Future �Solid Waste covered by a dedicated funding source such as a millage or special assessment. Currently, there are nine communities with a Single Hauler system and within these communities trash, recycling, yard waste and bulk item services are offered. Limited commercial and multi-family residential services are available. • Three communities provide a Preferred I Iauler option to its residents. In a Preferred Hauler system, the local unit of government establishes a service agreement with a private sector contractor to deliver services within the community. This option is voluntary for residents; and they can choose the established services agreement with preferred hauler or arrange for services by another provider. Usually, the cost of services provided by the preferred hauler is lower tl1an other options available. The services provided include trash, recycling, yard waste and bulk item collection. (It is unportant to note that Superior Township does not allow any other hauler to serve residents). • The remairung 16 local units of government are referred to as a subscnption-based service community where residents secure their own needed solid waste services. All but three subscription-based communities provide monthly or daily drop-off recycling service to their residents. Municipal Single Hauler • Commercial • Residential 63% 37% Waste Diversion Rates • United States • Great Lake States • Michigan 30% 26% • Washtenaw Co un ty • \nn ,\rbor City 32% 40% 20% Waste Generation Rates \veragc I lousehold Rares 0bs / pcrson / day) • National 4.4 • Washtenaw Co un ty 3.07 Average Commercial Rate 0bs / employee / day) • Washtenaw Co unty 8.99 Michigan Waste Disposal Figures 62,615,429 cubic yards wtth • Michigan • Canada • Other states Subscription-Based Communities 75% 15% 10% Washte naw Coun ty Was te Disposal Fig ures 3,826,618 cubic yards wtth City of ,\nn ,\rbor Ctty of Chelsea (WWR,\ i\lember) Salem ' fownship Northfield Township Webster ·1,,wnsh1p City of Sahnc Seto Township City of Ypsilanti Dexter Township (\\ 'WR.\ i\lember) City of Milan Lyndon ' fownshtp (\VWR.\ i\lcmber) \'illagc of Barton I !ills Sylvan Township (\VWR.\ :--.!ember) \ ' illagc of lanchester (\VWR.\ Lima Township (\X '\\'R.\ i\lcmbcr) Member) l ,odt Township (i\.lonthlv recycling services) \ ' ill age of Dexter hccdom Township (Rccyclmg Drop-off Service) Yp,alantt Township Sharon Township (Recycling Drop-off Servtee) Manchester lc>wnship (\V\X'R.\ i\.lcmbcr) Pre fe rre d Single H auler Bridgewater Township (\V\\ 'll.\ :\!ember) \nn \rbor ' l<,wnship Saline ' li,wnsh tp (l\lonrhly recycling servtees) Supenor Township York Township (i\lonrhly recycling services) l'm,fidd Township Waste Generation Composition • Wayne County • Canada • Oakland C:ounry • Washte naw Coun ty The Washtenaw Consortium of Solid Waste Managment (WCCSWM) meeting at the Leslie Science Center to learn about sustainable building practices. • Macomb Count) • I .1vingsron, Ccncsec and Monroe Counties 35% 21 % 18% 12% 11 % 3% Table 12-2: Statistics & Highlights, 2003 Source: Washtenaw County Department of Planning and Environment \ugusra Township (l\lonthly recvcling services) Table 12-1 : Local Collection Services by Type , 2004 Source Washtenaw County Department of Planning and Env,ronment . \ Comprehensive Plan For \X'ashtcnaw County Page 12-5 �·chapter 12 l Improvements to the current system of solid waste collection could result m substantial benefits to residents and the environment. I JaV1ng several haulers serV1ng the same area results m impacts to neighborhoods (additional truck traffic), to roads (particularly truck traffic on weight restricted gravel roads), and resident cost of service. A review of rates under the preferred hauler system as compared to a subscription-based service shows rates are 25 percent to 40 percent lower under the preferred system with more services prO\rided such as curbside recycling, yard waste and white good collection. 12.4 Waste Reduction and Recycling \V-aste reduction, reuse and recycling practices and programs have the greatest potential to reduce the amount of waste bemg disposed 111 our landfills as well as provide for the protection of natural resources. The residential recycling rate in \'\'ashtenaw County is higher than state, regional and national averages, but commercial and multi-family recycling is lacking. Dedicated funding sources are needed to expand waste reduction, reuse and recycling programs to reduce the amount of waste going to our landfill. As new consumer products are introduced to the market such as computers, cell phones, home toxics and pharmaceuticals, environmental protection becomes a concern and we must find ways to recover these products and keep them from bemg disposed of in our landfills. OBTECTIVE2 Protect our environmental and public health through aggressive waste diversion and recycling programs. Recommendation 2.1 Waste Diversion Achieve the followmg countyw1de solid waste diversion targets : :ro; ~rs ion Tani>-ts 2010 2a10 Source led ucti on !:% 10% 1E% Rec;,d ing'Compostin! 3l% of:il(, ~'!(, Waste Divers10n and Recvcling The Washtenaw County waste diversion rate (32%) exceeds the national average (30%), the Great Lakes States average (26° o) and the l\1ichigan average (20%) (fable 12-2). However, mcentives and funding for waste divers10n activities such as community drop-off stations, special community cleanup days and curbside recycling programs are declining: • Excess landfill capacity developed in the region over the last 15 years has caused disposal pnces to fall resulting in decreased incentives for waste reduction and recycling activities. • The low landfill prices make cost of disposal less than the cost to process recyclables. The Washtenaw County Solid Waste Coordinator collected 300 tons of computers as part of a state grant • Low cost of glass, alumiruum, paper and other raw materials compared to recycled materials. • Inconsistent commodity prices that makes investment into recycling infrastructure costly. • The declining disposal costs have resulted in funding cuts to County recycling programs. Page 12-6 A Sense of Place, A Sustainable Future �Solid Waste~ .1 Through a contract between Arbor Hills Landfill and Washtenaw County, the County has provided communities with $4 million for recycling and waste reduction programs. Unfortunately, due to lower prices of disposal the amount collected by the County from the landfill has declined 45 percent over the last five years causmg the County to end its revenue sharing program in 2004. The end of the revenue sharing program has resulted in orthfield Township cutting 1ts recycling drop-off program and it is a concern that others will follow. Regional Recycling Services Eight western communities 1n the County formed the \X'estern \X'ashtenaw Recycling .Authority (\X'WR.A) to provide recycling services to its predominately rural residents. The \XT\'{!R.A assesses its residents for 24-hour unmanned recycling drop-off stations and/ or curbside recycling services. Curbside recycling service is offered to the Village of Chelsea and Village of Manchester residents and these residents are assessed at a higher rate than the other member communities. Washtenaw County D rop-off Station The Washtenaw County Drop-off Station provides all County residents with disposal and recycling opportunities for items not typically collected by a waste hauling service or typical community dropoff station. Electronics, computers, white goods, car batteries, clothing, books, antifreeze, propane tanks and fluorescent lighting are items that residents may drop off for recovery. Traditional recycling of containers, cardboard and paper is also available. The facility, operated by Recycle .Ann Arbor, is funded through use fees and a contract between Washtenaw County, the City of Ann Arbor and Pittsfield Township. Recommendation 2.2 Regional Solid Waste M anagement Commence a Regional Soli<l \Vaste ~fanagement Project to identify long-term funding and management soluttons to marntain and enhance waste reduction, recycling and solid waste services and programs. Recommendation 2.3 Recycling Drop-Off Facilities Locate convenient and accessible recycling drop -off fac1liues 111 rural and suburban areas. Recommendation 2.4 Funding for County Drop-Off Center Provide fundmg for the contJnued operation of the Washtenaw Counry Drop-off Statton that offers all Countv res1denrs with comp rehensive recyclrng opporrumttes and the recycling of items not typ1callv recovered by a waste hauling service or a rural recycling drop -off sites. Washtenaw County Consortium of Solid \X'aste Management (WCCSWI\f) The \X/CCS\VM was established in 1991 to foster communication and collaboration between local governments and public agencies on solid waste and recycling issues. Membership is voluntary and limited to local units of government and public agencies. The consortium has developed educational programs and provided financial support to projects. Some of their most successful projects include the Sharp's Collection Program (1st in Southeast l\1ich.igan), a County computer recycling collection event, an illegal dumping ordinance, sponsorship of the \X'aste Knot Awards Ceremony and home composting assistance. , \ Comprehensive Plan For \v'ashtenaw County A Recycle Ann Arbor truck returns loaded with recyclables for separation at the Ann Arbor Materials Recovery Facility Page 11-7 �Waste Knot Program The Waste Knot Program recognizes businesses, institutions, government agencies and non-profit organizations that show leadership in waste reduction and recycling. The program also provides technical and educational assistance to organizations. Its technical assistance focuses on helping with the development, design and implementation of waste reduction and recycling programs. Its educational assistance aims to keep businesses informed on recycling best management practices through the "Staying in the Loop Newsletter", workshops and website updates. The commercial/industrial sector in the County generates 63 percent of the total waste stream in the county. The continuation and expansion of a county-wide commercial recycling program, referred to as Waste Knot Program, will help improve the lack of recycling in the commercial/industrial sector of Washtenaw County. The program currently has 145 partners. Home Toxics Reduction Program The Home Toxics Reduction Program provides the residents of Washtenaw County with a disposal option for flammable, poisonous, toxic and corrosive materials. The program seeks to address the environmental and public health effects resulting from improper handling and disposal of home toxics. It is committed to reducing the use of home toxics and keeping citizens informed about the choices and responsibilities associated with purchasing, handling and disposing of toxic substances. The program over the last 10 years has collected 650,000 pounds of household toxics. Page 12-8 ,i Recommendation 2.5 Waste R ecovery Program s Expand current recovery programs for computers, electronics and cell phones and expand to include unused pharmaceuticals and other new consumer products that pose nsks to the environmental and public health. Recommendation 2.6 Was te Knot Program Increase the number of partners in the Waste Knot Program to 200 in 2005, 250 in 2010 and 500 in 2020. Recommendation 2. 7 Home Toxics Reduction Prog ram Expand the Home Toxics Reduction Program to reduce the toxicity of the waste disposed in our landfilJ and to limit potential health risks from improper handling, storage and disposal of household toxics. Recommendation 2.8 Hou selwld Response Procedure Develop a Household l\1ercury Spill Response procedure to ensure residents take the proper steps to avoid the risks of mercury exposure when a spill occurs. Recommendation 2.9 Rural Community Clean- Up D ays Provide assistance for rural community cleanup days that emphasize reuse and recycling along with options for disposal. A regional Home Toxics Reduction Program collection event held at Pioneer High School Recommendation 2.10 Policies to Ban Unlawful Waste Ac tivities Discourage on-site disposal, illegal dumping and the burnrng of trash by assisting local communities in adopting progressive policies and ordinances banrung such activities. A Sense of Place, A Sustainable Future �Recycling Demonstration Project Commercial/Multifamily Recycling Demonstration Proiect seeks to address the lack of recycling opportunities available within the business community and multi-family residential communities such as apartment complexes, condominiums and manufactured housing developments. The target for the project is a concentrated area of businesses and multi-family complexes where a collective integrated solid waste management or recycling system offers the most benefits for the lowest cost. Data Collection Utilizing information from waste generat:J.on studies, survey data, local and national averages and other solid waste research, Washtenaw County has been able to derive waste diversion and generation data and statistics for the County. These data and statistics are a critical part of the Solid \'\'aste Management System to help establish baselines to track program and system improvements and to set system goals. While the data is sound and based on quality information, it represents a snap shot in time not a process over time. The ability to collect and track solid waste information and to monitor performance of programs collectively has proven to be an elusive and difficult task. Ed ucation Current education and media efforts include the "Your \'('orld" article senes in the Ann , \rbor ews, Issues of the Environment Radio Show, Computer Recycling Grant and the Washtenaw County Consortium of Solid Waste Management. Yard Waste It is illegal to dispose of yard waste in landfills in the State of I\.fichigan. Because of this law, many local units of government are challenged to find ways to maintain, expand or de;,clop yard waste programs that are facing escalating collection and processing costs. A Comprehensive Plan For \v'ashtenaw County Recommendation 2.11 Commercial and Multi-Family Recycling Implement a comprehensive commercial / multi-family recycling program. Recommendation 2.12 Yard Waste Encourage local units of government ro mam tain, expand and create yard waste programs by ass1st1ng with the development of funding and operational strategics that address rismg collection and processmg costs. Educate the public on home compostmg opt10ns. Recommendation 2.13 Educate County On Solid Waste Benefits Continue ro inform and educate \v'ashtenaw County residents, businesses and dec1s1on-makers on the environmental, economic and social benefits of solid waste and recyclmg issues, 1rut1at1ves, special events and services. Recommendation 2.14 Solid Waste System Data Develop a method to collect and report solid waste system data to gauge progress and develop additional programs. Recommendation 2.15 Solid Waste Online Technical Assistance Create online techmcal assistance tools to assist \\'aste Knot partners with the design and performance monitoring of a waste reduction and recycling program. Page 12-9 �Chanter 12 1 12.5 Summary GOAL To manage solid waste in a sustainable fashion to ensure that current and future generations have adequate disposal facilities, that future generations are not overburdened with the cost of solid waste management and to protect the environment. Recommendation 2.2 OBTECTIVE 1 Ensure adequate disposal systens and landfill cap acity ac a cos t that will not Regional Solid Waste Management Commence a Regional Solid \'\'aste l\lanagement Proiect to 1dennfy long term funding overburden future g enera tions. Recommendation 1.1 Landfill Capa city Plan Create a SO-year landfill capacity plan to ensure that Washtenaw County will not be over-rel.tant on contracts with other landfills for future waste disposal and to explore alternative landfill methods. and management solutions to marntam and enhance waste reducuon, recycling and solid waste services and programs. Recommendation 2.3 Recycling Drop-Off Facilities Locate convemenr and accessible recycling drop -off fac1lines 111 rural and suburban areas. Recommendation 1.2 Legislation for Out-of-State Waste Take an active role 111 the development of state and federal legislat10n that atms to linut the amount and type of out-of-state waste accepted 111 l\!1Ch1gan and \Vashtenaw County landfills. Recommendation 2.4 Funding for County Drop-Off Center Provide funding for the continued operanon of the \"'\1ashtenaw County Drop-off Stanon that offers all County .residents with comprehensive recycl.tng opportunmes. The facility accepts items not typically recovered by a waste haul.tng service or a rural Recommedation 1.3 recycling drop-off site such as electrorucs, computers, wlute goods, car battenes, clothReevaluate Local Collection Services 111g, books, antifreeze, propane tanks and fluorescent lighung are items that residents Prepare a county-wide assessment of local collecnon systems and costs and encour- may drop off for recovery. Tradinonal recycling of contarners, cardboard and paper 1s age systems that provide comprehensive collection services at the lowest cost. also available. Recommendation 2.5 OBTECTIVE2 Waste Recovery Programs Protect our environmental and public health through aggressive wa ste diver- Expand current recovery programs for computers, electromcs and cell phones and sion and recy cling programs. expand to 111clude unused pharmaceuncals and other new consumer products that pose Recommendation 2.1 Waste Diversion Achieve the follow111g county-wide solid waste d1vers10n targets : Source Reducnon and Recycling/ Composnng. D1vcrs1on Targets Source Rc<luctton Rccycling / Compost111g Page 12-10 2!ill5 2lll!! 5° o '8" o I 011 o 45" o 2!l.2Q 15° o 50° o nsks to the environmental and public health. Recommendation 2.6 Waste Knot Program Increase the number of partners 111 the Waste Knot Program to 200 111 2005, 250 111 2010 and 500 111 2020 Recommendation 2.7 Home Toxics Reduction Program Expand the I lome Toxics Reduct10n Program to reduce the tox1c1ty of the waste disposed m our landfill and to l.tm1t potennal health nsks from improper handling, storage and disposal of household toxics. ;\ Sense of Place, A Sustainable Future �Solid Waste Recommendation 2.8 Household Response Procedure Develop a Household l\Iercury Spill Response procedure to ensure residents take the proper steps to avoid the risks of mercury exposure when a spill occurs. Recommendation 2.9 Rural Community Clean-Up Days Provide assistance for rural community clean-up days that emphasize reuse and recycling along with options for disposal. Recommendation 2.10 Policies to Ban Unlawful Waste Activities Discourage o n-site disposal, illegal dumprng and the burning of trash by assisting local communities to adopt progressive policies and ordinances banning such activities. Recommendation 2.11 Commerical and Multi-family Recycling Im plement the commercial/ multi-family recycling demonstration project. Recommendation 2.12 Yard Waste Assist local units of government with the development of fundi ng and operational strategies to address the costs of maintaining, expanding or developing yard waste programs. E ducate the public on home composting options. Recommendation 2.13 Educate County On Solid Waste Benefits Continue to inform and educate Washtenaw County residents, businesses and decision-makers on the environmental, economic and social benefits of solid waste and recycling issues, initiatives, special events and services. Recommendation 2.14 Solid Waste System Data Develop a method to collect and report solid waste system data. Recommendation 2.15 Solid Waste Online Technical Assistance Create online technical assistance tools to assist partners with the design and performance monitoring of a waste reduction and recycling program. A Comprehensive Plan For \Vashtenaw County Page 12-11 �Chapter 12 Figure 12-1: Washtenaw County Solid Waste Facilities \Vashtenaw County Solid Waste Faci lities Foc1lity Type kd ,elan:t'- .A. Clc~:I Laf"t Of A Ccn-icc!l:Fao:it) . . ReqcM"~ Croc-01"S nor 4,. llcl'lfi"", Rte;"C•no Croo--O~Stat.on • Ho.itel'IOICI Ma:arocus ',\ a,te Colea:cr Fac11rty T - vpe @ ,.'a!er a•, Reco,el) F"acllt)· Prcctss.ng FaCdlfy 0 Re-Use :eiite~ ~ - ra"si!rS!JtlOl'I 0 Comm un it y So li d Wa ste Servi ce s LJ '· ,rc,;.:: a S1r,g,eH au1er LJ ',', ·~R"-l,1emter CJ Cf?i!'Te-::1 H21u1er ~ Sutscr,ct1cn.a ne:1 Cc mmuf1rt es C:J •,',•J,•R•l,l !Mt:e-r N A -c ~1.•• : :.: - :, :• ... • , · r •-. 11 >.:I i -- :.• --,<.J-,,.,_ '·---:• =~:, :~-.• ::.,--1: ...... :~· :-, ::11•\ll- .,_. 'I.,, \11.t :, "', 4:: · tc· ;• ••1; •·• 1::a ;_1r:1 •t : I J D·: c::a: ••• 1·;,•.:·1: . , :r1;•:-c: • :,·r1 ::r t 1;; r111 ·: ••·;,.: au • • . , • ;,u ; ;c· :· r :1·:11 , a : : r 1 ·.,c ---..-,s·1;:r.c 1 · : - 1 J 1. :• ,.:.~, _, .. , · • , , 7 ;:, ::,.1.1., 1 ;~11 ~-:\~~:;:·• ).~"!Wt ·I "l'.¥1.c • °" Page 12-12 tu .•t,-:•t:1 H .1:• "'1:1 11·11 . : 1=9 '""10 A Sense of Place, A Sustainable Future �Chapter 13 Intergovernmental Cooperation .-\ Comprehensive Plan For Washtenaw County �Washtenaw County I \ Lyndon Township Dexter Township Salem Township Northfield Township Webster Township I \ \ I Barton HJII, VillaQe\ - -- -Sylvan Township Lima Township Scio Township Ann Arbor Township_ Superior Township - Ypsilanti City Sharon Township Freedom Township Lodi Township P ittsfie Id ; Township Ypsilanti Township l Manchester Township Bridgewater Township Saline Township York I Township 1 Augusta Township A Sense of Place, .A Sustainable Future �Intergovernmental Cooperation 13.1 Purpose Washtenaw County has 28 local units of government, 19 school districts, several utility providers and numerous County agencies. The ability to coordinate the decisions and actions of these actors, particularly as it relates to land use and development, is the most important and challenging aspect of implementing this comprehensive plan. Aligning our decisions and programs and coordinating our resources is the only way to maintain our sense of place and provide a sustainable future. 21l.3'.- 13.2 Resident Comments 11.4% The fourth most frequent comment received in the public participation process involved intergovern- ,_,,,,__ mental coordination: 11.3% -·- • Residents identified the need to increase regional cooperation on land use and development decisions. With insufficient coordination on land use planning and services, regional planning was identified as an approach to encourage dialogue across and between communities, especially when municipalities have conflicting interests. • Residents expressed the need for each municipality to retain their independence while collaborating with the entire county. Residents indicated that there needs to be more interaction with local government and the county for planning to be effective and that local governments, the county, and the state have to work together to address important land use issues. 9.7% 42% a"" "'"" Figure 13-1 : Reg ional Workshop Comments by Topic • There is a need to coordinate services such as schools, water, sewer, public safety, transportation, parks, and transit. These should be considered at the regional level with residents expressing the need for townships to consolidate shared services. Issues associated with the provision of services include the costs of services and who is responsible for the expense of the services. • Including other actors in the process of implementing the plan is important, especially the need to improve relations between the universities and business community, soliciting the help of community organizations and involving residents in implementing the plan. • It was identified that the County can play a role in facilitating workshops for township and village officials in community planning and access management, assisting rural areas with future planning to protect open space and improve social services for these areas, and providing assistance to local governments on how to craft legally defendable plans and zoning ordinances. A Comprehensive Plan For \'\!ashtenaw County Page 13-3 �Chapter 13 It is not surprising that the plan recommends 188 actions that require intergovernmental and intersectoral cooperauon. Th.ts section of the plan reiterates the unportance of workrng together to achieve our goals focusing on three unportant areas: • Promoung more formal regional planning and service delivery initiatives; • Coordinating resources through public/private partnerships; and • A heightened role of the County in facilitating planning and service delivery. 13.3 Promoting Formal Regional Initiatives Local governments have a long history of cooperation in providing services to residents. Examples of this 111clude contracting among governments for regional building services agencies, fire, sewer and water facilities, recycling authorities and district libraries. Urban cooperation agreements (425 Agreements) have been used to facilitate economic development and tax base sharing. In addition to these inter-local arrangements, local governments have 101ned in the Urban County and I IOME programs to receive federal funding for lower income residents and have participated with AATA 111 providing transit services. Over the past two years, numerous regional planrung efforts have been initiated. Informal relationships among local governments have resulted in the development of regional plans for the Manchester, Chelsea, l\1ilan and Saline regions. Recent regional efforts include the Dexter Area Team, currently meeting regularly to discuss issues and the Washtenaw 1etro Alliance, a more formal regional group of governments who have adopted a "compact" to work togetl1er. These planrung efforts have been successful in providing a forum for regular commumcation and discussion of regional issues and opportunities and have resulted in some tangible results such as identifying regional locations for manufactured housing, beginmng work on future road right-of-ways with the Washtenaw County Road Commission, development of natural features maps for protection of natural features and common future land use nomenclature. While successful 111 opening lines of communication and beginning work towards regional goals, these efforts are limited in the degree to which they will promote regional planning: • The regional land use plans are largely a compilation of each local government's adopted land use plans. As a result, the regional plans do not address important regional issues such as a coordinated, regional approach to providing water and sewer services and alternative transportation routes to relieve traffic congestion through villages. Page 13-4 Che lsea Area Planning Team - CAPT Ctty of Chelsea Lyndon Township Dexter Township Sylrnn "fownsh,p l.tma Township D exte r Area Regional Team - DART Village of Dexter Dexter "fownship Webster 'fownshtp Lima Township Seto Township Milan Organization fo r Regio nal Excelle nce MORE City of Milan York 'fownshtp \ugusta 'fownshtp ~lilan 'fownsh1p, Monroe County London "fownshtp, Monroe County ,\!,Ian \rea Chamber of Commerce 1\lilan \rea Schools Saline Sus tainab ili ty Circle - SSC Ctty of Saltnc J,e,tlj Township Pittsficltl 'lbwnshtp Saline Township York "fownshtp Saltnt \rea Chamber of Commerce Saline .\rca Schools Southwest Was htenaw Council o f Gove rnments -SWWCOG Village of \lanchester ~lanchester 'lownshtp Sharon 'li,wnshtp l·reetlom 'li,wnshtp Bndgewatcr 'li,wnshtp Was htenaw Metro Alliance - WMA Ctry of \nn \rbor Ctt\" of Ypstlanu \nn \rbor Township l'ittstieltl "fownshtp Scio 'fownsh,p Superior Township Ypsilanti 'fownshtp Table 13-1: Washtenaw County Regional Groups A Sense of Place, A Sustainable Future �Intergovernmental Cooperation • There are no reqmrements for each local government to make land use decisions consistent with the regional plans. Some local governments have adopted the regional plan as "guidelines for agriculture, open space preservation, development patterns, etc.", while other regional participants have decided not to take any action to recognize the regional effort. These regional efforts represent a significant positive change toward regional planning and providing regional services. This plan suggests building on this momentum and taking regionalism to the next level through more formal regional arrangements. Element Regional Cooperation Recommendation Landscapes 1.8 - Small City and Village Infrastructure Planning 2.3 - Activity Center Infrastructure 3.1 - Manufactured Housing Communities 3.3 - Urban Service Districts 4.1 - Regional Open Space Plans Agriculture 2.1 - Farmland Preservation Funding Natural Resources 2.5 - Natural Resource Area Connections 2.6 - Regional Open Space Plans 3.2 - Regional Approach to Reduce Emissions Economic Development 3.4 - Regional Efforts to Attract Business Parks & Recreation 2.1- Countywide Greenway Network 2.2 - Huron River Border-to-Border Trail 2.3 - Greenway & Trail Plan His toric Preservation 1.4 - Historic District Collaboration 3.1- Local M aster Plan U pda tes Transportation 2.2 - Signal Coordina tion 3.1 - Alternative Transportation Routes 8.1- Regional Transit Consortium 8.2 - Transit Consortium for Senior Population 9.5 - County-wide Trail Sys tem Sewer & Wate r Se rvices 1.3 - Regional System s Solid Waste 1.3 - Reevaluate Local Collection Se rvices 2.2 - Regional Solid Waste Managem e nt Regional workshop held in Fall 2003 to gather input from county residents Table 13-2: Recommendations for Regional Cooperation .\ Comprehensive Plan For Washtenaw County Page 13-5 �Chapter 13 13.4 Coordinating Resources through Public/Private Partnerships As part of developing the background information for each plan element, an identificatlon of the current actors involved in planning and providing services was performed. This research shows that a major strength of the County is the number of organizations involved in delivering services and programs to our residents. In addition to local governments and County agencies, there are hundreds of educational, not-for-profit and private organizations that are involved in delivering services and implementing various land use and natural resource programs. \Vhile the benefits of having so many organizations are obvious, there is an opportunity to have greater impact toward realizing our goals by aligning and coordinating the resources of these actors. Element Partnershin Recommendation Agriculture 1.1 - New Market Opportunities Economic Development 1.2 - University and College Connections 2.2 - Target Industry Curricula 4.1 - Supporting Network Housing 2.1- Annual Housing Unit Targets 2.2 - Low Income Housing Tax Credits 2.4 - Density Incentives 3.1 - Section 8 Voucher Partnership 3.2 - Public Housing and Tenant Assistance 3.4 - Eviction Prevention Strategy 4.2 - Disabled Renter Agreements 4.3 - Foreclosure Strategies 5.1 - Housing Targets and Outcomes Parks & Recreation 2.1- Countywide Greenway Network Historic Preservation 2.4 - Rural Roads Guidelines 2.8 - Freedom Trail Network Transportation 1.4 - Interchange Activity Centers 2.3 - New Development Traffic Studies 2.4 - Interconnected System of Access Points 4.2 - Density Limitations on Rural Roads 9.1 - Non-Motorized Transportation Plan Sewer & Water Services 2.1 - Reduce Pollutant Loading Table 13-3: Recommendations for Coordinating Resources Through Public/Private Partnerships Page 13-6 A Sense of Place, A Sustainable Future �Intergovernmental Cooperation 13.5 A Heightened Role for the County in Facilitating Planning and Service Delivery Many of the goals and recommendat1.ons in this plan require the County's assistance in facilitating planrung efforts or require a county-wide approach to 1mplementat1.on. \'Chile the County has no direct land use or development authonty, there 1s a s1grufi.cant role the County can play 111 facilitat1.ng planning at the local and regional levels and implementing plan goals and objecti,·es. Element County Assistance Recommendation Element County Assistance Recommendation Landscapes 1.1 - Urban Infill Development Character and Design 1.2 - Urban Infill Incentives 1.5 - Suburban Infill Design 1.6 - Suburban Strip Centers 1. 7 - Small City & Village Residential Infill 1.8 - Small City & Village Infrastructure Planning 1.10 - Small City & Village Infill Design 2.2 - Activity Center Locations 2.5 - Activity Center Model Ordinances 3.1 - Manufactured Housing Communities 3.2 - State Legislation 3.4 - Hamlet Plans 3.6 - Lakeside Residential Design Standards 4.1 - Regional Open Space Plans Natural Resources 1.13 -Agricultural Conservation Programs 2.1 - Model Ordinances 2.2 - Natural Features Overlays 2.3 - Mitigation Bank 2.4 - Natural Features Inventory 3.1- Funds for Non-Motorized Transportation 4.3 - Best Management Practices Toolkit 4.4 - Annual Water Quality Report Economic Development 1.1 - Strategic Plans for Target Industries 1.3 - Economic Organization Alignment 2.1 - Target Industry Workforce Programs 2.4 - Job Opportunities for Older Residents 3.1 - Infill Development Sites for Target Indus tries 3.2 - Brownfield and ODA Funds for Infill 3.3 - Manufacturing Building Re-use 4.2 - Agriculture Industry Strategy 4.3 - Education and Marketing 4.4 - "Jump Start" the Agricultural Economy 5.1 - Ecotourism and Heritage Tourism Housing 1.1 - Housing Grants 1.2 - Homeowner Rehabilitation 1.3 - Housing Redevelopment 2.5 - Infill Development in Villages 3.5 - Not-for-Profit Capacity 4.1- Special Population Needs 4.5 - Tax Reverted Properties 4.6 - Homeless Plan 4. 7 - Transitional Housing Agriculture 1.2 - New Market Zoning 2.2 - PDR and Farmland Preservation 3.1 - Model Agricultural Ordinances 3.2 - Agricultural Enabling Legislation Natural Resources 1.2 - Watershed Funding 1.3 - Treatment Facility and Industrial Pollution Sources 1.4 - Urban Stormwater Systems 1.5 - Illicit Discharges 1.8 - Model Ordinances 1.9 - Model Stormwater Regulations 1.11 - Soil Erosion Programs 1.12 - Drain System Maintenance Table 13-4: Recommendations for County Assistance in Facilitation and/or Implementation .\ Comprehensive Plan For \X'ashtenaw County Page 13-7 �Chapter 13 Rlement Housing Countv Assistance Recommendation 4.8 - Supportive Housing 4.9 - Identify Mainstream Resources 5.2 - Increase Grant Funding 0 1.1 - Additional Parkland for Residents 1.2 - Park Development 1.3 - Development Standards for Parks 2.3 - Greenway & Trail Plan 3.1 - Park & Recreation Land Acquisition 3.2 - Natural Areas Preservation Program arks & Recreation Historic Preservation lrransportation 1.1 - Create Historic District Commissions 1.2 - Local Historic District Compliance 1.3 - Local Historic District Ordinance Review 1.4 - Historic District Collaboration 1.5 - Innovative Preservation Strategies 2.1 - Centennial Farm Nominations 2.2 - Information for Land Use Decisions 2.4 - Rural Roads Guidelines 2.5 - One-Room Schoolhouses 2.6 - Underground Railroad Registration 2.7 - Michigan Freedom Trail Register 3.1 - Local Master Plan Updates 3.2 - Historic Resource Education Element Countv Assistance Recommendation Transportation 8.4 - Transit Frequency for Disabled and Low-Income 8.5 - Airport Shuttle Service 8.6 - Congestion Relief through Rail 9.2 - Infrastructure for Bicycle Travel 9.3 - Development Regulation for Sidewalks 9.4 - Pedestrian and Bicycle Infrastructure Sewer & Water Services 1.1- Infill Development Capacity 1.2 - Activity Center Capacity 1.4 - Urban Service District Capacity 1.5 - Community Systems Operations 1.6 - Public Facilities Ordinances 1.7 - County Financing Support 2.3 - Groundwater Protection 2.4 - Well Regulation Solid Waste 1.1 - Landfill Capacity Plan 1.2 - Legislation for Out-of-State Waste 1.3 - Reevaluate Local Collection Services 2.1 - Waste Diversion 2.3 - Recycling Drop-Off Facilities 2.4 - Funding for County Drop-Off Center 2.5 - Waste Recovery Programs 2.6 - Waste Knot Program 2.7 - Home Toxics Reduction Program 2.8 - Household Response Procedure 2.9 - Rural Community Clean-Up Days 2.10 - Policies to Ban Unlawful Waste Activities 2.11 - Commercial and Multi-family Recycling 2.12 - Yard Waste 2.13 - Educate County on Solid Waste Benefits 2.14 - Solid Waste System Data 2.15 - Solid Waste Online Technical Assistance 1.3 - State and Federal Funding for Expansion 2.5 - Development Density to Support Transit 3.2 - Priority Improvements 3.3 - Access Management in Rural Areas 3.4 - Proper Planning of Expanded Corridors 4.1 - Gravel Road Capacity 4.2 - Density Limitations on Rural Roads 5.1 - Context Sensitive Design for Rural Bridges 5.2 - Funds for Rural Character Preservation 6.1- Public Interconnected Roadway Network 7.1- Designation of Natural Beauty Roads 7.2 - Residential Design Standards 8.3 - Transit Services Funding Table 13-4 (continued): Recommendations for County Assistance in Facilitation and/or Implementation Page 13-8 A Sense of Place, A Sustainable Future �Washtenaw County Department of Planning and Environment 705 North Zeeb Road P.O. Box 8645 Ann Arbor, Michigan 48107-8645 P: 734-222-6808 F: 734-994-2459 http://planning.ewashtenaw.org � 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 Washtenaw-County_Comprehensive-Plan_2004 Creator An entity primarily responsible for making the resource Washtenaw County Department of Planning and Environment, Washtenaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2004-09-22 Title A name given to the resource A Comprehensive Plan for Washtenaw County Description An account of the resource A Comprehensive Plan for Washtenaw County was prepared by the Washtenaw County Department of Planning and Environment with the assistance from local external groups and agencies and was adopted on September 22, 2004. Subject The topic of the resource Comprehensive Plan publications 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/f8a3271ee0471c154224d9beab958a8f.pdf 5d7f0b302301489ffbc3afacb3dcb3a6 PDF Text Text �MASI~r~ City of ~-.bj~ Wail_~, Oakland ciill"lty; ~a~e ich~an n I l. ., Prepared by: McKenna Associates, Incorporated Farmington Hills, ·chigan Transportation Analysis Prepared by: Ann Arbor Planning Associates in consultation with McNamee, Porter & Seeley Ann Arbor, Michigan l , Date of Public Hearing and Adoption by the Planning Commission: April 10.1 1990 . . \.1 ~ Reproduced on recycled paper. �""' ''.';. •. , ACKNOWLEDGEMENTS MAYOR William T. Roberts CITV COUNCIL James D. Clifton, Mayor Pro-Tern Linda S. Ackley Wil 1i am I. Burke Diane Cartter Heather F. M. Hill Rebecca Williamson I , , . ,--.. . _ ,..._ PLANNING COMMISSION Helen Foss, Chairperson William Compton, Vice-Chairperson Thomas Bailey Peter Lalic Bruce Lloyd David Ridley Lillian Spencer Wil 1i am Teri an Kenneth Tucker ADMINISTRATH>N J. Michael Dornan, City Manager-Treasurer Ruby Lewandowski, City Clerk Kurt L. Fenske, Building Official Julie Fritz, Planning Commission Secretary �TABLE -OF CONTENTS Tit1e Page Acknowledgements Table of Contents List of Tables Li st of Figures List of Maps iii iv iv MASTER PLAN GOALS Introduction 1 1 POPULATION ANALYSIS General Demographic Trends Population Characteristics Summary of Major Trends Future Population Growth Population Projections 7 7 10 EXISTING LAND USE General Overview Residential Land Use Commercial and Office land Use Industrial land Use Public and Semi-Public Land Use Rights-of-Way Vacant Land 22 22 24 14 15 19 26 27 28 28 28 ECONOMIC ANALYSIS Existing Commercial Facilities Commercial Development Potential Existing Industrial Facilities Industrial Development Potential Fiscal Impact of Economic Growth 29 29 35 41 44 46 TRAFFIC AND TRANSPORTATION STUDY INVENTORY AND ASSESSMENT OF EXISTING CONDITIONS Introduction Existing Road Conditions Existing Intersection Conditions Traffic Volumes and Turning Movements Accidents Levels of Service Planned Transportation Improvements Summary of Findings RECREATION ANALYSIS Description of Planning Process Administrative Organization Inventory of Existing Facilities Parks Classifications 50 50 50 53 55 60 64 68 73 76 76 76 77 82 - i - �I , I~ r ! ,,--.- ', rI ! ( - r ~ l - :::::::----. Table of Contents Cont. PAGE RECREATION ANALYSIS (Continued) RecreaDion Deficiencies Residents' Preferences and Ne~ds Long-Range Goals Parks and Recreation Objectiyes Five-Year Action Program COMMUNITY FACILITIES ANALYSIS City Administrative Services Utilities 83 87 89 90 91 95 95 98 TRAFFIC ANO TRANSPORTATION STUDY EVALUATION AND RECOMMENDATIONS Summary of Transportation Problems Proposed Alternative Actions Overview Recommendations to Improve Traffic Flow Evaluation Methodology Overview The Computer Model The Network Model Application of Model to Walled Lake The Walled Lake Network Imputs Assignment Calibration Model Results for the Proposed Actions Overview Impacts of the Separate Actions Impacts of Combined Actions Conclusions and Recommendations Overview High Priority Road Improvements Second Priority Road Improvements Control Access and Future Development Summary FUTURE LAND USE Introduction Future Land Use Map Residential Land Uses Commercial and Office Uses Industrial Land Uses Parks and Recreation Public and Semi-Public Land Uses Road Network ~ - ii - 102 102 103 103 103 105 105 106 106 110 110 111 114 115 115 115 116 122 124 124 128 129 130 132 134 134 135 136 139 141 142 143 144 �.,,_ I\ LIST OF TABLES I' PAGE I l. i NUMBER f7 1 , ' 2 3 4 5 6 7 8 9 10 11 12 13 \ , 14 15 !' . l , l • 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 TITLE Total Population Population Age Structure Future Age Structure Composition of the Labor Force Annual Household Income Residential Acreage (1989) Population and Household Projections Land Use Acreage Number of Commercial Uses by Type Types of Businesses within Each Commercial Area Location of Various Types of Commercial Uses Projected Growth within the Potential Trade Area Projected Growth in Household Income within the Potential Trade Area Property Value History - Walled Lake and Neighboring Communities Value of Classes of Property Value of Classes of Property (1989) Existing Road Conditions Existing Intersections Traffic Volumes Access Points onto Pontiac Trail Level of Service and Delay at Signalized Intersections Level of Service and Delay at Unsignalized Intersections Level of Service at Intersection During P.M. Peak Period Haggerty Road Connector Estimated Traffic Volumes for 1987, 1995 and 2010 at Crossroads with Haggerty Road Parks and Recreation Facilities Comparison to Published Recreation Standards Recommended Recreation Facility Standards Trip Purpose Distributions by Time-of-Day Average Daily Traffic in the Haggerty Road Corridor Impacts of Proposed Actions - Base Year Impacts of Proposed Actions - 2010 Impacts of Proposed Actions - Base Year (Combined Actions) Impacts of Proposed Actions - 2010 (Combined Actions) - iii - 8 10 11 13 14 16 20 23 31 32 32 36 37 47 47 49 52 54 56 62 65 65 66 70 81 85 86 112 114 117 118 123 125 �LIST OF FIGURES i__ r-, I ,_, ' NUMBER Population Trends in Nearby Communities Population Projections Property Value History Parks and Recreation Program Organizational Structure 1 2 3 4 -- TITLE ,- LIST OF MAPS L, NUMBER 1 2 3 4 ' - : C - 9 21 48 78 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 PAGE TITLE Existing Land Use Existing Commercial Areas Existing Industrial Areas Average Daily Traffic Increase in Traffic Volumes Intersection Traffic Volumes During P.M. Peak Mid-Block Traffic Accidents Intersection Traffic Accidents Levels of Service During P.M. Peak Regional Parks and Recreation Facilities Parks and Recreation Facilities Proposed Parks and Recreation Facilities Sidewalk and Safety Path Plan Transportation Zones Traffic Impact Analysis Screen Display of the Network Base Year ADT with the Maple Road Connector Base Year ADT Upon Closure of E. Walled Lake Drive ADT in 2010 with No Changes to the Road System ADT in 2010 upon Implementation of All Recommended Actions Future Land Use APPENDICES A. B. Haggerty Road Connector Alternatives Parameters and Ratios Used in Transportation Model - iv - 25 30 43 57 58 59 61 63 67 79 80 94 101 107 108 109 119 121 126 127 146 �MASTER PLAN GOALS Introduction, This chapter sets forth goals which provide the overall direction for the Walled Lake Master Plan. These goals resulted from discussion with the Planning Commission and department heads early in the planning process~ They address the general development of the City, land use, housing, the environment, economic development, transportation, community facilities, and recreation. General Goals I. Neighborhoods: Foster strong, vital neighborhoods to ensure that Walled Lake continues to be recognized as a stable community where families and individuals reside, work, and shop. 2. Master Physical Planning: Maintain complementary land use relationships which promote a harmonious, attractive community; preserve natural resources; promote a sound tax base; and provide for manageable traffic volumes. 3. Roads and Transportation: Develop an orderly program for improvement, maintenance, and expansion of the road system in order to meet increasing traffic demands, provide smooth traffic flow, and provide proper access to all property within the City . 4. Property Maintenance: Recognize that the City and its physical resources are dynamic, and aggressively encourage property maintenance and reinvestment. 5. Fiscal Stability: Promote the development of a financially secure community which can continue to provide all necessary services to its residents and businesses in an efficient manner. 6. Land Use: Promote efficient use of the land and encourage assembly and orderly redevelopment if appropriate land use plans are presented for: new development .on vacant lands; underdeveloped areas; areas isolated among more intensive uses; or areas which are declining or negatively impacted by nonresidential traffic or incompatible land uses. 7. Urban Design: Promote development that is consistent with the urban design concept that is defined and described in the Master Plan. - 1 - �8. Planning Innovation: innovation would: Permit innovation in land use planning where more effectively implement the goals set forth in the Master Plan, achieve a higher quality of development than would be possible under conventional regulations, result in better use of land in accordance with its intrinsic character, result in development that is compatible with surrounding uses, and produce recognizable and substantial benefits for the community that would not otherwise be achieved. \ L, Residential Goals r· 1. Single-Family Neighborhoods: Retain single-family residential areas as secluded and quiet neighborhoods through the promotion of safe and efficient internal pedestrian and vehicular circulation systems, maintenance of citywide public services, and protection from nonresidential encroachment. 2. Multiple-Family Development: I Recognize that multiple family housing satisfies the needs and lifestyle of many · residents. Accordingly, seek a balance of housing types and densities that can be adequately accommodated by the road system, recreation facilities, schools, and other public facilities. l. High- and medium-density housing should be located only where there is access to major thoroughfares, and only where it can be adequately served by public and private services without unreasonable disruption to the level of services enjoyed by other residents. f. Future multiple-family housing should be constructed of the highest quality materials. Buildings and other improvements should be placed on the site with sensitivity to natural features and the need to create a stable and secure living environment. Maintain the quality of existing multiple-family developments through strict enforcement of City ordinances, security, housing inspections, and beautification promotion. L 3. Density Relationships: High- and medium-density residential developments should be separated from lower-density developments. Exceptions to this policy would be where a higher-density residential development serves as a transition between commercial development and lower-density residential development, or where housing of varying densities is contained within a planned development. 4. Housing and the Environment: Consider the impacts of various types and densities of housing on the environment, taking into consideration the need - 2 - �to protect sensitive wetlands and woodlands, the potential impact on the lake, and the impact on transportation. ,--I iL:' 5. Housing for Elderly Residents: Provide a sufficient supply of affordable housing • alternatives for elderly residents which will encourage them to remain in the community, balancing and diversifying the population . 6. Housing Maintenance: Encourage housing rehabilitation and require a high standard of property maintenance to perpetuate a high quality of housing among residents. Recognize that, in order to maintain high quality housing, some deteriorated homes or residential areas may need to be redeveloped. .-,1 Economic Development 1. Economic Development Initiatives: Continue to develop and apply economic development tools (such as formation of the DOA, tax increment financing, tax abatements, sharing in the cost of utilities, and special assessment districts) in a prudent and efficient fashion to enhance and maintain a balanced, healthy mixture of business and industry, provided that such programs are consistent with the overall development and financial goals of the City. 2. Criteria for Offering Incentives: Economic development incentives should be used chiefly to promote development of light manufacturing, research firms, and other types of development which: 1) are compatible with the City's goals concerning protection of residential areas and the environment 2) generate new employment opportunities, particularly for residents, and 3) increase the tax base. I. Commercial Development Goals 1. Lakeshore Business District: Recognize the lakeshore business district -- the original downtown -as the focus of specialty retail, restaurant, entertainment, and office activity, in a mixed use setting. Work toward improving the function and appearance of the l akeshore business district, using the 1982 Downtown Improvement Program as the primary guide. · Recognize that improvement to the downtown must be a shared responsibility involving the City and business/property owners. l., 2. Pontiac Trail and E. West Maple Road: Recognize that the center of retail and service activity in the City -- the new downtown -- is along Pontiac Trail and E. West Maple Road. Promote development that will improve the diversity and quality of business activity along these corridors. Furthermore, work with the business community to improve the appearance and function of the commercial districts. 3. Neighborhood Commercial Districts: Provide convenience commercial services within planned shopping centers in accessible locations at intersections of major roads throughout the City. - 3 - �I • 11 i 4. Planned Deve 1opment vs. Li near Shopping Districts: The deve 1opment of planned multi-tenant shopping centers or office buildings should be encouraged along commercial corridors, instead of unplanned strip deve 1opment where one use is 1ocated on each parce 1 . Con so 1i dat ion of individual uses on separate parcels should be encouraged. 5. Revitalization of Aging Conunercial Districts: and redevelop aging business structures deteriorating conditions and the aging cycle. 6. Appearance: The design of commercial uses in Walled Lake should reflect thorough and careful analysis of the site and a sincere effort to improve aesthetics, consistent with the urban design guidelines set forth in the Master Plan. · f~ I' ., Maintain, upgrade, expand, and sites, anti ci pat i ng I I • r . L r-· Architecture should be clean and uncluttered, and excessively large or garish signs should be prohibited. Loading and storage areas should be screened, preferably with landscaped screening or a combination of landscaping and walls. Parking areas should be landscaped to provide visual relief to large paved areas. Landscaping and setbacks should generally convey a sense of spaciousness and compatibility with the underlying natural features. 7. Office Development: Provide sites primarily in the downtown area and along Pontiac Trail for both large and sma 11 er seal e office uses which wi 11 enhance the City's tax base, be attractively developed, and create employment. Industrial Development Goals 1. r. Promote the location of new high technology, research and light industrial parks in attractive settings, recognizing that the City's industrial districts are centrally located and must co-exist harmoniously with the rest of the community. 1 L ..J I ' Industrial Design Standards: Future industrial development within planned industrial parks should be encouraged. Planned industrial parks should include an internal circulation system, needed supporting facilities, and adequate land use transitions to other parts of the City. - 2. Industrial Diversity: Continue to promote diversity in the City's industrial base through recruitment of high-tech, research, light manufacturing, and warehouse uses. - 4 - �3. Utilities and Public Services: Future industrial development should be permitted only in accordance with the ability to provide required utilities and public services, including public water and sewer services, adequate road construction and maintenance, police and fire protection, and general municipal administrative and regulatory services. The ongoing costs of providing such services should be considered, as well as the costs related to initial construction. Environmental Goals 1. Walled Lake: Recognize that the lake is the City's most significant natural 2. Protection of Natural Features: Promote the preservation of significant wooded areas, wetlands, and floodplains through the review of development plans and utilization of environmentally sensitive areas for storm water control and low intensity uses (such as recreation uses), recognizing that a balance must be achieved between natural resource goals and other planning and development goals. 3. Pollution Control: Continue to encourage land planning, development patterns and effluent treatment techniques which promote energy conservation and minimize noise and pollution of the air, soil, and water. rH feature. Promote development that will: 1) preserve the natural lakefront environment, and 2) maximize visual and physical access to the lake for all residents. l. I' I I Transportation I 1. Transportation Planning: Promote transportation improvements consistent with· efficient access to community goods and services, public safety and convenience, and consider the capability of the transportation system to accommodate increased traffic produced by development. 2. The Need for New Roads: Identify locations and work toward installation of new roads where needed, such as the extension of E. West Maple Road, to make vacant land accessible for development in accordance with the Future Land Use Plan and to alleviate traffic congestion. 3. Limit development within the existing or planned rights-of-way as indicated on the Master Thoroughfare Plan, anticipating the eventual upgrading of the entire road system within these rights-ofway. 4. Road Hierarchy: 5. Roadway Aesthetics: •4· i !I '- Right-of-Way Widths: Develop a road system that provides access to all parts of the City, yet restricts the use of neighborhood streets by trucks or extraneous through traffic. Roadways should be visually pleasing to motorists, pedestrians, and persons who view the roads from adjoining land. Frontage along roads should be amply landscaped. The construction of boulevards or parkways should be encouraged. - 5 - �6. n Pedestrian/Bicycle Transportation: Safety pathways should be required in conjunction with all new construction. Safety pathways should link residential areas with schools, recreation areas, commercial districts, and other attractions throughout the City. LI Corranunity Facilities f ., 1. Municipal Services: Develop a system of quality municipal services which is responsive and necessary to maintaining the attractiveness and vitality of the City's residential, business, and industrial population. 2. Maintenance and Replacement: Provide for system completion, ongoing maintenance, and replacement programs based on a continua 11 y updated capital improvement program for roads, streetlights, sewers, water mains, and other infrastructure elements. Recreation Goals 1. Level of Service: Provide the maximum level of neighborhood and communityoriented recreation facilities feasible to meet the needs of all residents, within the physical and financial capabilities of the City. 2. Enhancement of Existing Facilities: Consider enhancement of existing recreation facilities as a higher priority than acquisition of new properties. Accordingly, develop the City's recreation system based on the multiple-use concept, whereby each community park serves a large section of the City with facilities for active and passive recreation, competitive sports, facilities for children and adolescents, and picnic and nature study, providing a total recreation experience. 3. Coordination with Other Agencies: Continue to cooperate with other public and private organizations, such as the school district, Oakland County Parks, and the Huron-Clinton Metropolitan Authority, in providing recreation services and facilities to avoid unnecessary duplication. 4. Privately-Owned Recreation Facilities: Encourage privately owned and commercial recreation facilities to locate in the City, provided the type and location of such facilities is consistent with the City's recreation goals. 5. Recreation Facilities Outside the City: Provide expanded access to important recreation resources outside of the City to increase recreation opportunities for City residents. 6. Lake-Oriented Recreation: enjoy the lake. I • L, Work to enhance opportunities for resident to - 6 - �\ J POPULATION ANALYSIS General Demographic Trends The first census in which Walled Lake's population was recorded -- 1960 -revealed that the City had 3,550 residents. Almost thirty years later, in 1987, Oakland County estimates indicated that the population was 5,703, an increase of over sixty percent (see Table 1). [ \ l. The most substantial growth over the past three decades occurred since 1970. Between 1970 and 1980 the population increased by 989 residents, an average annual increase of 2.36 percent per year. The population has increased at an even faster rate since 1980, with an average annual increase of 2.65 percent per year. Evidence indicates that residential development Lake has been affected by five key factors: residential environment, economic opportunity, housing construction. Each of these factors paragraphs. and population growth in Walled regional growth patterns, the improved public services, and is examined in the fo 11 owing Regional Growth Patterns. Regional patterns of growth have affected population growth in Walled Lake over the past three decades. The population boom following World War II launched a period of continued growth in Oakland County. In the first two decades fo 11 owing the war modest growth was recorded in the area surrounding Walled Lake. By 1970, the Walled Lake area was at the leading edge of development in southeast Michigan, and residential construction and population growth surged. Figure I clearly illustrates this pattern of regional population growth, as reflected in the population figures for Walled Lake and surrounding communities over the past several decades. Figure 1 illustrates that, in comparison to surrounding communities, Walled Lake's population has grown at a steady rate. In contrast, the growth surge in the region since 1970 is dramatically reflected by the population figures of two neighboring communities, Commerce Township and Novi. l_ . Quality of the Residential Environment. The desirability of the residential environment has affected population growth in Walled Lake. The early settlement of Walled Lake in the early 1800's was related to the desirability of living and working near the lake. In essence, the lake was looked upon as a vital economic resource. Recreational and residential benefits of the lake replaced economic benefits in the 1900's, and Walled Lake came to be recognized as a choice summer rec re at ion area. Over the years, seasona 1 homes have been converted into permanent residences and new housing has been built to accommodate people's desire for greater enjoyment of the lakes. Concurrently, over the past several decades, the City has gone through a transition from a summer recreation-oriented community to a permanent year-round residential community. - 7 - �TABLE 1 TOTAL POPULATION Year Population 1960 1970 1980 1986 1987 3,550 3,759 4,748 4,850 5,703 Numerical Change Percent Change '. ,-- \ i Sources: +209 +989 +102 +853 +5.9% +26.3% +2.1% +17.6% Bureau of the Census, U.S. Department of Commerce. 1986 Estimate Reported in East North Central 1986 Population and 1985 Per Capita Income Estimates for Counties and Incorporated Places, Bureau of the Census, 1988. 1987 Estimate from the Oakland County Planning Division, Based on Census Conducted by the City of Walled Lake. r, 'L, r - l I I • '-· Economic Opportunity. New economic opportunities have attracted residents to the Walled Lake area in recent years. It is no longer a certainty that living in western Oakland County requires a long commute to work or to shop. Over the past five years, Farmington Hills, Novi, and West Bloomfield Township have been among the leading communities in Oakland County in terms of commercial and office growth. Consequently, residents of the Walled Lake area now have a broader range of shopping and services available nearby. With the growth in employment in the area, people have migrated to the Walled Lake area to live closer to their place of work. Improved Public Services. A fourth factor affecting population growth is the improvement in public services, which has made it feasible to permanently settle and enjoy the community. The completion of 1-96 and other improvements to the road system have made it possible for residents to live in a secluded residential environment, yet have access to the work opportunities and other amenities available in more populated parts of the region. Other public service improvements have been implemented in recent years, including expansion of the sewer and water systems, betterment of the school system, and advancement of the governmental system. With these and other ongoing public service improvements, the City has gradually upgraded the quality of life in the community. Housing Construction. Housing construction is the final key factor in the City's population scenario. Since 1970, the number of housing units has more than doubled, largely as a result of multiple family housing construction. There were 1,101 year-round housing units in the City in 1970, of which 283 were renteroccupied units. By 1987, the number of housing units increased to 2,347, of which 1,216 were renter-occupied units. Thus, renter-occupied units increased from about 26 percent to almost 52 percent of the total housing stock. - 8 - �c--i ~ :. -7 _! NOVI 30,000_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _........_ _ _ _ _ _ _ _ _ _ _ _ ___,...___ 2 5 , 0 0 0 , - t - t - - - - - - - - J - - - - - - + - - - - - - - + - - - - - - - + - - J { __ _.!--_J COMMERCE TOWNSHIP 20,000 I I I I I / I :;,....c: I I 15,000_._-1----------'--------.f---------+--...,,C.---#-----.f--------+----1 10,000 I I I✓ I V I I I WIXOM z W1LLED LAKE 5,000 WOLVERINE LAKE 0 t- c{ _J ::> ~-~ ~-•:~:• _::::::l: { 1 Cl. 0 Cl. 1940 19·50 '::::::::::/=::.:_:_:_:_·_;! ':~_ul1:1_:8!=::::::::::::::::::::::: ·::·:~--- __________ _::::::::::I::::::::::: : : : ~=-= ~---~ 1970 1960 1980 19"87 f990 (Est.) FIGURE 1 POPULATION TRENDS IN NEARBY COMMUNITIES Source: Bureau of the Census, U.S. Departr.icnt of Cor,11,1 erce Walled Lake Master Pl an �', .' f' Population Characteristics ' Age Composition. Although the median age of Walled Lake residents increased from 22.2 years in 1970 to 27.4 years in 1980, the population is still relatively young, compared to the population of certain surrounding communities and the County as a ~hole. For example, the median age of residents in Commerce Township is 28.4 years; the median age in Novi is 29.4 years. The median age for Oakland County is 30.3 years. Among surrounding communities, the lowest median age in 1980 was recorded in Wixom, at 25.7 years. Ir ' , I ; IL.' Between 1970 and 1980, numerical increases in population were recorded in every age group except the youngest age groups (under 15 years). As indicated in Table Z, the most substantial increases were recorded among young adults and the elderly. The number of residents between 25 and 34 years of age increased by 416, an increase of almost 78 percent. The number of residents 65 years or older increased by 225 residents, an increase of over 136 percent. TABLE 2 POPULATION AGE STRUCTURE Age Category 1980 Number Percent Numerical Change 1970-1980 427 11.4% 389 8.2% -38 5 to 14 years 888 23.6% 787 16.6% -101 15 to 24 years 690 18.4% 919 19.4% +229 25 to 34 years 535 14.2% 951 20.0% +416 35 to 44 years 464 12.3% 513 10.8% +49 45 to 54 years 398 10.6% 418 8.8% +20 55 to 64 years 192 5.1% 381 8.0% +189 65 and older 165 4.4% 390 8.2% +225 Under 5 years l 1970 Number Percent J l .. Source: Bureau of the Census, U.S. Department of Commerce. The population age structure is in part a reflection of the type of housing that has been constructed in the City. Typically, multiple family units appeal to oneand two-person households consisting of either young adults or elderly residents. The SEMCOG Small Area Forecast Version 84 indicates that the most substantial growth over the next twenty years will be in the age categories over the age of - 10 - �,-, 35 years (see Table 3). The SEMCOG forecast appears to be based on the natural aging of the existing relatively young population. The projections in Table 3 indicate that residents over the age of 35 will comprise over half of the total population by the year 2005. The median age of the population is projected to increase to 36.3 years. TABLE 3 FUTURE AGE STRUCTURE ,-I i ' L·._; r., I I I Age Category 1980 Number Percent 2005 Number Percent L. r- Numerical Change 1980-2005 389 8.2% 427 7 .1% +38 5 to 14 years 787 16.6% 850 14.2% +63 15 to 19 years 394 8.3% 436 7.3% +42 20 to 34 years 1,476 31.1% 1,150 19.2% -326 35 to 44 years 513 10.8% 931 15.6% +418 45 to 64 years 799 16.8% 1,521 25.5% +722 65 and older 390 8.2% 656 11.0% +266 Under 5 years Source: SEMCOG Small Area Forecast Version 84 There are two factors that could affect this forecast of continued aging of the population. First, the potential for new housing construction could result in an influx of younger families into the City. Second, because of the abundance of multiple family housing in the City the population is likely to be more mobile. Residents in multiple family housing are less likely to remain in the City for their entire lifetime. Household Size and Composition. Broad changes in household composition have been observed in Walled Lake in recent years. Of greatest significance is the change in household size, from an average of 3.72 persons in 1970 to 2.63 persons in 1980. According to the SEMCOG Small Area Forecast, average household size is expected to decrease to 2.34 persons by 2005. The decrease in household size can be attributed to the following three factors: 1. The Trend Toward Smaller Families. The trend toward smaller families is reflected in Census data for Walled Lake. In 1970, the average family in Walled Lake was composed of 4.09 persons. By 1980 the average family size had decreased to 3.24 persons. - 11 - �2. ~· I The Aging of the Population. The increase in the proportion of one and two-person "empty-nester" households composed of elderly residents has had the impact of lowering the average household size for the City as a whole. i I • 3. The TyP.e of Housing Constructed. The type of housing constructed over the past two decades is another determinant of household size. As indicated earlier, the number of rental units in the City more than tripled between 1970 and 1987. Most rental housing is in the form of multiple family units designed to accommodate small households. In 1980, the average multiple family unit in Walled Lake had 2.18 persons per household, compared to an average household size of 2.97 persons for single family units. In summary, the combination of smaller family size, the aging of the population, and sma 11 er housing uni ts produced a 29 percent decrease in household size between 1970 and 1980. The decrease in household size has had a substantial impact on total population. If not for the influx of residents due to new construction, the decrease in household size between 1970 and 1987 would have resulted in a population loss of about 1,200 persons. If SEMCOG estimates prove accurate and household size decreases to 2.34 persons, the impact on total population could range as high as 740 persons by the year 2005. 1 i ~. I t - l.. I J J ' '- Employment. Between 1970 and 1980, the labor force in Walled Lake grew by 771 persons, increasing from 1,422 to 2,193. Furthermore, the size of the labor force grew as a proportion of the total population, from 37.8 percent in 1970 to 46.2 percent in 1980, suggesting that a number of households have more than one wage earner. Similar increases in the size of the libor force have been recorded in other Oakland County communities. For example, among surrounding communities, residents in the labor force comprise 50.2 percent of the total population in Novi, and 57.3 percent of the total population in Wixom. Managerial, professional, and technical workers comprise the largest segment of the labor force, accounting for 26.8 percent of all resident employment in 1980 (see Table 4). The next largest segments of the labor force consist of operators, fabricators, and 1aborers ( 17. 5 percent of a11 emp 1oyment) and administrative support (15.0 percent). In general, the employment data show a trend toward a greater proportion of employees in "white collar" occupations, such as managerial, technical, sales, and clerical positions. Employment in these occupations more than doubled between 1970 and 1980 and constituted over eighty percent of the growth in the labor force as a whole. These occupations now constitute over 53 percent of the total resident labor force. Income. On the whole, the incomes of Walled Lake residents have continued to increase over the years. Per capita income, for example, increased by over 56 percent between 1979 and 1985, reaching a high of $12,385 per person. However, the per capita income for Walled Lake residents is somewhat less than the per capita average for the County as a whole, which was $15,485 in 1985. - 12 - �TABLE 4 COMPOSITION OF LABOR FORCE 1970 Number Percent Number Percent Mangerial, professional, technical 280 19.7% 588 26.8% 79 5.6% 251 11.4% Administrative support 191 13.4% 330 15.0% Service 130 9.1% 312 14.2% Precision production, craft, repair 285 20.0% 315 14.4% Operators, fabricators, laborers 438 30.8% 384 17.5% li 1.3% 11 0.6% Sales L I I • Other 1,422 Source: r. 1980 Occupation 2,193 Bureau of the Census, U.S. Department of Commerce Although the incomes of Walled lake residents have increased over the years, income levels are still lower than most surrounding communities. For example, the 1979 median family income for Walled Lake and surrounding communities (Commerce Township, Novi, Wolverine Lake, and Wixom) ranged from $19,902 to $30,289. Among these five communities, Walled lake recorded the second lowest median family income, $20,159. Walled lake has a greater proportion of households in the lower income brackets than the County as a whole (see Table 5). In 1979, 36.8 percent of all Walled Lake households had an annual income of less than $15,000, compared to 25.3 percent for the County. The incomes of 7.6 percent of all Walled Lake families placed them below the po~erty level. Walled lake's comparatively low ranking on the income scale can be attributed to three factors: 1. In comparison to most surrounding communities, Walled lake has fewer residents employed in managerial, professional and similar high paying occupations. 2. Walled lake has a higher proportion of elderly residents, many of whom are on fixed incomes. - 13 - �TABLE 5 r I ANNUAL HOUSEHOLD INCOME < i ., Oak.land County Walled Lak.e Number l: 1970 Percent Number 1980 Percent 1979 Percent less than $5,000 66 7.3% 192 10.8% 6.6% $5,000 to $14,999 594 65.3% 462 25.9% 18.8% $15,000 to $24,999 222 24.4% 494 27.8% 23.9% $25,000 to $49,999 22 2.4% 596 33.5% 38.2% 6 0.6% 36 2.0% 12.6% r. $50,000 or more Source: Bureau of the Census, U.S. Department of Commerce 3. Walled Lake has a relatively high proportion of rental housing units. People who are in their prime income earning years typically own their homes, rather than rent. · Although the rate of income growth in Walled Lake has lagged behind the rate of income growth in surrounding communities, in recent years the rate of income growth has outpaced the rate of inflation, as measured by the Consumer Price Index. Between 1979 and 1985, per capita income increased at average annual rate of 7.7 percent in Walled Lake. During the same period, the Consumer Price Index increased at an average annual rate of about 3.5 percent. L. I. I Education. The 1980 Census revealed than 67.6 percent of Walled Lake residents 25 years of age and older had completed four years of high school, and 32.l percent had some college education. Thus, 32.4 percent of the City's residents had not completed high school. In comparison, the educational attainment of residents of the County as a whole was higher than for Walled Lake. For example, 77.8 percent of all residents 25 years of age or older in the County had completed four years of high school, according to the 1980 Census. Almost 43 percent of the County residents had completed some college. Summary of Major Trends This analysis has shown that Walled Lake's population has grown at a generally steady rate since World War II, although the most substantial growth occurred since 1970. Population growth in Walled Lake is attributed to five key factors, - 14 - �including regional growth patterns, the quality of the residential environment, new economic opportunities being created in western Oakland County, improvements to public services, and the availability of new housing. The median ~ge of the population has increased in recent years, reaching 27.4 years in 1980. Compared to surrounding communities, though, the population of Walled Lake is relatively young. Nevertheless, substantial change in the age structure is projected over the next two decades, resulting in a much older population. SEMCOG estimates indicate the median age will increase to 36.3 years by the year 2005. This estimate could be affected by in- and out-migration, as well as new housing construction in the City. I" t. I l ., The decrease in household size is one of the most significant trends affecting Walled Lake's population in recent years. Household size decreased by 29 percent between 1970 and 1980, resulting in an average household size of 2.63 persons. Continued decrease in household size is projected through the year 2005. The changes in age composition and household size are due in part to national and regional trends related to marriage and family characteristics. Also, the types of housing being constructed in the City has had a partial impact on population characteristics; apartments typically appeal to smaller households, young adults, and elderly. The employment data show a trend toward a greater proportion of Walled Lake residents in "white collar" occupations, such as managerial, technical, sales, and clerical positions. However, compared to the surrounding region, a smaller proportion of Walled Lake's residents are employed in these occupations. Income levels of Walled Lake residents have increased at a steady rate over the past three decades, although the data reveal that the average family income in Walled Lake falls below the average incomes for surrounding communities. Nevertheless, in recent years income levels have increased at about twice the rate of inflation. Future Population Growth The level of growth of Walled Lake's population will be determined chiefly by four sets of variables: 1. Physical Parameters. Several physical variables will affect future population growth in Walled Lake, including the amount of vacant land available for residential development, the zoning restrictions placed on such land, the capacity of the sanitary sewer treatment facilities, the capacity of the road system, and the type of housing that is constructed in the future. 2. External Variables. The economic health of the region is the most significant external variable that affects population growth. - 15 - �f7 r 3. Characteristics of the Population. Characteristics of the population, such a age structure, household size, and propensity to move will affect population growth in Walled Lake. 4. Preferences of Residents. Existing and prospective residents' preference in terms of a living environment will have an impact on population growth. The type and affordability of housing, characteristics of the environment, and availability of public facilities and services affect people's desire to live in a community. n f Each of these sets of variables are discussed in detail in the following pages. ( " I i I I I • Physical Variables. Vacant land on which new housing units can be constructed is a key variable that determines the absolute maximum population, or "holding capacity" of the City. A land use survey completed in the spring of 1989 revealed that 36.4 percent of the City's land area is currently occupied by residential development. A total of 369 acres, or about 25 percent of the City's land area is still vacant. Of this total, 265.5 acres are zoned for residential use. A summary of the occupied and vacant residential acreage is provided in Table 6. TABLE 6 ' - I / :'. ,· RESIDENTIAL ACREAGE (1989) Development Vacant Total Single Family R-IA Zone R-1B Zone 422.2 acres 127.7 acres 105.4 22.3 549.9 acres Multiple Family RM-I Zone R-3 Zone MH Zone RD Zone 120.2 Total 542.4 acres 137.8 110.4 91.3 19.4 258.0 42.8 56.5 36.6 1.9 265.5 acres Vacant Buildable Acreage* 103 . 6 32.9 52.4 16.4 1.9 807.9 acres 214.0 * Vacant Buildable Acreage i$ vacant residentially-zoned land not located in wetlands. Source: February 1989 Land Use Survey by McKenna Associates, Incorporated. The development potential on the vacant and buildable residentially-zoned land can be computed based on the density standards set forth in the Zoning Ordinance for each zoning district. These computations reveal that the opportunity exists to develop another 2,270 housing units in the City. The RM-3 zoned property west - 16 ,- �of Pontiac Trail could accommodate up to 1,575 housing units, according to current density standards. Thus, the opportunity exists to almost double the 2,347 housing units currently existing in the City. Based on current household size levels, the construction of 2,270 new housing units would' add approximately 5,300 residents. Under this development scenario, the total population of the City would almost double to 11,000. These estimates do not account for recommended changes in the density of development that may be set forth in the future land use component of this master plan. Rezoning of land to R-lA or R-18 to facilitate new single family development would decrease the holding capacity of the City. I . I , t, ' i . I . I . ! •, ' These estimates also do not take into account possible limitations on holding capacity, such as the capacity of the wastewater treatment facilities. Development has been held up in recent years because the lack of capacity at the existing treatment facility. In early 1989 the cities of Walled Lake and Novi joined together on a two-year project to expand the treatment plant. This expansion is expected to create additional capacity for the entire City. The capacity of the transportation system could also limit residential development opportunities in the City. Certain roads, such as Pontiac Trail, already operate at an unacceptable level of service because of excessive traffic. Planning studies are underway to identify solutions that wi 11 a11 evi ate the traffic congestion, but implementation of any major improvements--such as the extension of West Maple Road -- is several years distant~ In the interim, the congested road network could be a deterrent to new residential development in the City. External Varfables. Certain variables are largely beyond the control of the City and its individual residents, yet these variables have a tremendous impact on population growth. The general state of the economy and regional patterns of growth and development are related external variables that work in conjunction to affect population growth. Cycles in the economy have been cited as one of the key determinants of population change in Michigan, because of the effect of the economy on migration patterns. In general, a lackluster economy results in a reduction in the number of families that purchase new homes or relocate. Thus, a poor economy tends to preserve the status quo · or, in certain communities, results in reduction in population. r . ' The impact of the recovery of the regional economy in recent years is most evident in western Oakland County, including the Walled Lake area. Resurgent growth pushed the leading edge of urbanization well beyond the boundary that seemed so permanent in the recession years in the early 1980's. If the economy continues to expand, it is likely that housing demand in Walled Lake will increase, resulting in new construction and possibly even redevelopment. Characteri sties of the Population. The earlier review of SEMCOG forecasts revealed that substantial increases are expected in the number of residents 35 years of age and older. The expected increase in this segment of the population - 17 - �is due largely to natural aging of the existing population, and to a lesser extent, due to inmigration of older families . The increase in the number of residents in the older age groups foretells an increase in the number of one and two-person households, including "empty-nester" households consisting of parents whose children have grown. i i f7 i • I. ;·- \L.., Migration patterns may alter the age structure projections. Because apartment dwellers tend to be more mobile than homeowners, it is likely that many residents will move before they reach an elderly age. The age structure projections could be further altered by the extent to which regional population trends affect Walled Lake. The demand for new housing in many surrounding communities is being created by young families. This trend is reflected in the Walled Lake School District enrollment projections, which indicate that enrollment will increase to a fifteen year high in the 1992-93 school year. lnmigration of new residents, in'cluding young families, is needed to offset the projected decrease in household size. As noted earlier, SEMC0G projections for the year 2005 ca 11 for an average household size of 2. 34 persons. If this projection proves accurate, the impact on total population could range as high as 740 persons by the year 2005. I[· l . 'f . Preferences of Residents. Variables related to people's preferences in terms of housing and the environment in which they live will affect population growth. Residents have been drawn to Walled Lake by a variety of features, including the following: - proximity to the 1ake, - the "small town" environment, - the quality of the school system, availability of housing and building sites at relatively low cost, - stable neighborhoods, - nearby employment opportunities, - nearby shopping and service facilities, and - well-maintained public services. The ability of the City to maintain these qualities will affect the stability of neighborhoods, and accordingly, the growth in population. Maintaining quality housing, good public services, and other qualities of the community becomes increasingly difficult as neighborhoods and housing ages. Continued investment in maintenance and replacement by the City and individual property owners will be required. Implementation of workable solutions to the transportation problem will have a substantial impact on people's perception of the quality of life in Walled Lake . - 18 - �Population Projections Current population statistics indicate that Walled Lake's population continues to grow at a steady rate. The information presented on the previous pages reveals a ~umber of events that are expected to generate additional population growth in future years. These events include continued economic expansion in western Oakland County, new housing development facilitated by expansion of the sanitary sewer treatment plant, the desire to live near the lake, and the general appeal of the community and its neighborhoods. One of the most precise population project i ans for Wa 11 ed Lake and other communities in the region have been prepared by SEMCOG as a part of its Version 84 Small Area Forecast. The Small Area Forecast is based on local land use plans and policies, modified to account for sewer service, protection of environmentally sensitive lands, planned transportation improvements, and similar considerations. I~ l '. I • I t.; SEMCOG projections indicate that the number of households in Walled Lake will increase to 2,555 by the year 2005. The SEMCOG projections further indicate a 26 percent increase in population, resulting in a total population of 5,975 by the year 2005 (see Table 7 and Figure 2). This increase is projected even though the number of persons per household is expected to decline from 2.63 to 2.34 persons. Thus, the net increase of 749 persons must be attributed largely to the projected increase in the number of households. Review of these projections reveals the importance of accurate estimates of household size. If household size were to remain steady instead of decreasing, the population could reach 6,720 by the year 2005, assuming that the number of households increases as projected. The SEMCOG estimates are based on a slower rate of growth than in the recent past. Between 1980 and 1988, an average of 60 units were added per year to the housing stock in Walled Lake. In contrast, the SEMCOG estimates call for construction of an average of 13 units per year over the next sixteen years. Data concerning growth in population in past years can be used to derive an alternate projection of future population. This statistical method of forecasting is called linear regression and involves fitting a straight line to a series of data points. The linear regression formula indicates that, based on past growth, the population of the City will reach 6,908 by the year 2005. l i l . I • A third method of projecting future population is to assume that the current rate of growth will continue. Based on the current rate of growth, 2.65 percent, the population of Walled Lake is projected to reach 9,132 by the year 2005. All three projections indicate that the population of Walled Lake in the year 2005 will fall short of the estimated holding capacity of 11,000. The SEMCOG projection of 5,975 residents probably will be reached earlier than the year 2005. SEMCOG's conservative estimate appears to have not taken into account the impact of the rebounding regional economy on growth in western Oakland County. - 19 - �TABLE 7 POPULATION AND HOUSEHOLD PROJECTIONS Percent Change I 1980 1990 2005 1980-2005 Population SEMCOG Linear Regression Current Growth Rate 4,748 4,748 4,748 5,743 5,704 6,169 5,975 6,908 9,132 +25.8% +45.5% +92.3% Household 1,806 2,150 2,555 +41.5% Persons Per Household 2.63 2.67 2.34 -11.0% • ,) l. . Sources: Southeast Michigan Council of Governments (SEMC0G) Small Area Forecast, Version 84 Computations by McKenna Associates, Incorporated I i i , I At the other end of the spectrum, it is likely that the estimate based on the current rate of growth is too optimistic. In the development of a City, the parcels of land that are easiest to develop are generally built upon first. The lands that remain vacant commonly have features which limit or deter development. For example, many vacant parcels in Walled Lake have wetlands on them. As the pool of vacant parcels diminishes, the pace of development slows because of the need to address unique circumstances on the remaining parcels. Thus, it is unlikely that the current rate of growth could be maintained far into the future. To conclude, the linear regression formula appears to provide the best estimate of future population in Walled Lake. The linear regression formula projects an increase of 1,205 persons over the next sixteen years, resulting in a total population of 6,908 by the year 2005. In comparison, over the past seventeen years the population of the City has increased by 955 persons. I L t - - 20 ; . �i r·--·. ' - _ _, J • ,. J l j --.... -·-· PROJECTION BASED ON CURRENT GROWTH RA TE 10,000 9,000 8,000 LINEAR' REGRESSION PROJECTION 7,000 6,000 6,000 SEMCOG PROJECTION 4,000 3,000 z 0 .,_ <( ...J ::> 2,000 1,000 0.. 0 0.. 1960 1970 1980 1990 2000 2005 FIGURE 2 Sources: 1960-1980 u.s. Census POPULATION PROJECTION SEl1C0G, Small Area Forecc1st, Version 1904 Walled Lake Master Plan Linear Regression Analysis �EXISTING LAND USE General Overview (" I I ' f~ I I The general pattern of development in Walled Lake has been influenced by three key parameters: the lake, major thoroughfares, and the railroad. The lake was the dominant focus of most early development. The original downtown was developed near the intersection of Pontiac Trail and Walled Lake Drive, facing directly onto the lake. Although the original downtown is no longer the primary center of business activity in the City, a few retail and service businesses still occupy buildings which date from the turn of the century. The original downtown eventually expanded to encompass about 10 to 12 blocks north of the lake. Whereas retail uses concentrated close to the lake, the northerly part of the downtown contained primarily institutional uses (such as churches and schools) and residential uses. A few historic structures still exist in this part of the City, including the "Stonecrest" school building, which was constructed in 1860. Some of the oldest housing in the City was constructed on land surrounding the original downtown and east and west along the lake. The construction or improvement of thoroughfares led to growth away from the 1ake. Pontiac Tra i 1, a state terri tori a1 road that was constructed in the 1830's, became the primary axis of development north of the lake. The City's business center eventually moved to the intersection of Pontiac Trail and E. West Maple Road, which is the City's major east-west thoroughfare. The City's most intensive commercial and service development is now located along E. West Maple Road. '-- ( . A third major transportation axis -- the railroad -- also affected the early development and general form of the City. The Michigan Airline Railroad, now known as Coe Ra i1 , was constructed in 1883, separating the north and south portions of City. Over the years most of the City's industrial growth occurred along the railroad, resulting in two distinct industrial districts on opposite sides of the City. As described in the previous paragraphs, the most intensive development in the City occurred near the lake and along the major transportation corridors. In general, the remainder of the City has been reserved for various types of residential deve 1opment. Aside from the l akefront resident i a1 deve 1opment, there are three distinct residential districts in the City: north of the railroad, east of Pontiac Trail, and west of the lake. Although growth has been recorded in every decade since Walled Lake was first settled in the early 1800's, almost a quarter of the land remains vacant. Thus, the opportunity still exists to shape the City to the form desired by residents and community leaders. A more detailed review of each type of land use follows. - 22 ' . �i~ I TABLE 8 i I LAND USE ACREAGE 1976 Acres Percent ' I t .r ·, ,. I ~ 1989 Acres Percent Change 1976-1989 Acres Percent Residential Single Family Multiple Family 377 .o 25.3% 542.4 422.2 120.2 36.4% 28.3 8. l +165.4 +43.9% Commercial Retail, Service Office 60.0 4.0 87.2 72.3 14.9 5.8 4.8 1.0 + 27.2 +45.3 Industrial 61.0 4.1 77. 7 5.2 + 16. 7. +27.4 75.0 53.5 21.5 5.0 3.6 1.4 90.l 58.3 26.l 5.7 6.0 3.9 I. 7 0.4 + 15.7 +20.l 143.2 9.6 161.4 10.8 + 18.2 +12.7 10.6 0.7 10.8 0.7 + 0.2 +l.9 147.8 9.9 151.6 10.2 + 3.8 +2.6 615.4 41.4 368.8 24.8 -246.6 -40.l 1490.0 100.0 1490.0 100.0 Public and Semi-Public Public Semi -Pub 1ic Ut i1 ities Street Rights-of-Way Railroad Rights-of-Way Water Vacant Total Source: (l} (2} February 1989 Land Use Survey by McKenna Associates, Incorporated. 1982 Master Plan for the City of Walled Lake. - 23 - �Residential Land Use The amount of land used for residential purposes increased by about 165 acres, or about 44 percent, between 1976 and 1989 (see Existing Land Use Map and Table 8). Currently, about 542 acres, or approximately 36.4 percent of the total land area is occupied by housing. ,·'! I_ _: Much of the residential development in recent years has consisted of multiple family housing. Multiple family complexes occupy over 120 acres of land, or about eight percent of the City's total land area. There are four large concentrations of multiple family development: along Pontiac Trail in the southwest corner of the City (Walled Lake Villa); at the intersection of Decker Road and Fourteen Mile Road in the southeast corner of the City (Lake Village); west of Decker Road north of the railroad (Dover Hill); and, at the intersection of S. Commerce and Decker Roads in the north end (Walnut Ridge Apartments, Hidden Meadows, and Place on the Park). The most recent large-scale single family development occurred on the east side of the City off of Decker Road, where the 98-lot Lakeland Hills Estates No. 2 subdivision was developed in the mid-1980's. Scattered single family development occurred in various locations throughout the City in recent years, such as along Pontiac Trail near the western boundary of the City, and in the vicinity of Arvida and Leon Streets near the lake. t - The predominance of multiple family construction in recent years is reflected by building permit data collected by the Southeast Michigan Council of Governments (SEMCOG). As indicated in the chart which follows, SEMCOG records for the decade between 1979 and 1988 indicate that permits for construction of 576 residential units were issued. Three-quarters of the units constructed during this period were multiple family units, and only about 19 percent were single family units. Housing Construction, 1979-1988 Units Percent Single Family Two Family Multiple Family 112 32 432 19.4% 5.6% 75.0% Total 576 100.0% The opportunity for substantial new residential development still exists in the City. The most extensive development opportunity exists on the land commonly referred to as the "Foster Farm" parcel, located west of Pontiac Trail and north of the railroad. Over 55 acres of land in this area is currently zoned for intensive multiple family development, of which approximately 52 acres are buildable. - 24 - �) ) . T - I., i •.>., l=t===.1!•••11.•W.HL:•===: 0 • 0 . ~ 4 J ., .... '.: ··7 .~: .. / VILLAOf o, WOLV(tllllNl L Alll ~ ____, ~ ~ ~ ~ ~ - l ' b!.\...\ \\ '0 WALLEO LAKE I ly ' I I i]! I CITY f',vilUl@:1 Of NOVI - ---, ■ □ SlN<li: FAMILY RESIDENTIAL ■ k?J E~~ i tv'U_TlPLE FAMILY RESIOENTIAL ::JM~ . PlBUC ~.;rz:,.·1 UTILITIES COMMERCIAL ~ ~ VACANT OFFICE SEMI-PUBLIC RAIL~OAD ~ INDUSTRIAL MAP 1 EXISTING LAND USE LAKE CITY OF WALLED MICHIGAN OAKLAND COUNTY ■ M£Kenna Associates. Incorporated Community Planning • Urban Design Farmington Hills, Michigan north scale 3001 60· 120011760 feet 1/3 mile �Large scale residential development opportunities exist in two other areas: [""' I ' l. In the center of the City, east of Pontiac Trial and south of E. West Maple Road. A plan for construction of 128 condominium units (Winwood) has already been ap~roved for 22 acres of land, but additional vacant land that is zoned for single and multiple family use exists in this part of the City. Between W. West Maple Road and Pontiac Trail in the southwest corner of the City. Vacant land in this area is zoned for single family use. The following chart indicates the amount of vacant residentially-zoned land in the City. Some of these vacant lands are occupied by wetlands. Vacant Residentially-Zoned Land Buildable Vacant Acreage Zoning Classification Vacant Acreage Single Family Multiple Family Low Density High Density Mobile Home 127.7 110.4 42.8 56.5 32.9 52.4 16.4 36.6 Commercial and Office Land Use The amount of land allocated for commercial and office use increased by about 27 acres between 1976 and 1989, an increase of about 45 percent. The 1989 land use survey revealed that about 87 acres of land are used for commercial purposes. Most of the commercial acreage -- about 72 acres -- is occupied by retail uses. Office uses occupy only about 15 acres of land. The general boundaries of the commercial district have not expanded significantly in recent years. Most of the increase in commercial acreage is a result of infill in the existing commercial district, conversion of buildings on Maple Road that were previously used by industry, and new construction on vacant lands at the edges of existing commercial districts. Most new commercial development has had the effect of solidifying E. West Maple Road's status as the center of business activity in the City. One other area where new commercial construction took p1ace in recent years was near the intersection of Pontiac Trail and S. Commerce Road. Significant loss of commercial activity was recorded in one location, at the intersection of E. West Maple Road and Pontiac Trail, were a supermarket ceased operation and was eventually torn down. - 26 - �The opportunity for new commercial development exists in various locations on the City's major thoroughfares: Commercial redevelopment is likely to eventually occur on the parcel vacated by the supermarket at the intersection of E. West Maple Road and Pontiac Trail. This is an important site in terms of the overall character and function of the City's primary commercial district. Commercial redevelopment is also likely to occur on the four-acre parcel of land located adjacent to the City Hall, which is currently occupied by a vacant, rundown commercial structure. ,. .. The opportunity for new commercial development exists on the west side of Pontiac Trail , north of the rail road, on vacant land that is zoned for commercial use. J ' The potential for development in these areas provides the opportunity to change the profile and function of the commercial district so that it better serves the needs of residents. Currently, the commercial district is heavily oriented toward service-type uses. A need exists for more community-oriented retail businesses and office uses. Industrial Land Use Industrial land uses occupy about 78 acres, or about five percent of the City's total land area, according to the 1989 land use survey. The amount of land occupied by industrial use increased by almost 17 acres between 1976 and 1989, amounting to a 27 percent increase. There are two distinct industrial districts in the City, both of located adjacent to the railroad. The east side industrial district on both sides of Decker Road. Among the industries in this area Fabricating, Hughes Manufacturing, V-Line Precision Products, Hansen C. F. Long, and Armalay Sponge Company. which are is located are S & H Marketing, The west side industrial district is located on both sides of Ladd Road and on the north side of W. West Maple Road. Among the industries in this area are Textron, Dedoes Industries, Ebinger Manufacturing, McCord Heat Transfer, Lawson Manufacturing, and American Plastic Toys. Vacant industrial-zoned land provides the opportunity for new industrial growth in the City, particularly in the center of the City on land located north of the railroad and east of Pontiac Trail. Lack of direct access to this industrial property is a key consideration, however. Properties located adjacent to the railroad are landlocked, and the only access is across commercial or residential property. A few vacant industrial-zoned parcels are located in the City's two existing industrial districts. However, wetlands occupy much of the vacant industrial - 27 - �acreage on the west side. Also, several vacant industrial parcels along W. West Maple Road and Ladd Road are partially in Commerce Township. Only a few vacant industrial parcels remain in the existing industrial district on the east side. Within the timeframe of this plan, redevelopment of existing aging industrial sites can be expected. Public and Semi-Public Uses Public and semi-public uses occupy approximately 90 acres of land, or about six percent of the City's total land area. Of this total, uses classified as "public", such as public schools, the City Hall complex, parks, and cemeteries, occupy about 58 acres. Uses classified as "semi-public", s_uch as parochial schools and churches, occupy about 26 acres. The amount of land allocated for public and semi-public uses increased by almost 16 acres between 1976 and 1989, amounting to a twenty percent increase. Rights-of-Way The continued development of vacant lands resulted in construction of new roads throughout the City. Genera 11 y, about twenty percent of the 1and area in developed urban areas is occupied by street right-of-way. The land use survey revealed that street rights-of-way now occupy about 161 acres of land, or about 10.8 percent of the City's total land area. The amount of land occupied by street rights-of-way increased by about 18 acres between 1976 and 1989, amounting to approximately a 13 percent increase. The amount of land occupied by the railroad right-of-way remained essentially unchanged since 1976. Vacant Land A decrease was recorded on only one land use category between 1976 and 1989: the vacant land category. Forty percent of the land that was vacant in 1976 had been developed upon by 1989. Currently, almost 369 acres of land remain vacant, amounting to about 25 percent of the City's total land area. About 68 acres of vacant land are occupied by wetlands, leaving about 300 acres (20.2 percent of the total land area) that can eventually be built upon. - 28 - �ECONOMIC ANALYSIS One of the p~rposes of the Master Plan is to accommodate desired economic growth that will create employment, shopping, and income-producing opportunities for residents. To achieve this objective, it is first necessary to become knowledgeable about the income and employment characteristics of residents, and to achieve a thorough understanding of business and industrial development patterns in the City. r: The growth and development of Walled Lake's commercial and industrial base is influenced by a number of factors including the City's location in the region and the extent to which this setting has affected economic development. Other factors influencing commercial and industrial development patterns include transportation systems, the availability of land, and the characteristics of the City's population, including the number of households and their income levels. This chapter of the Master Plan evaluates the commercial and industrial characteristics of the City. By offering a composite picture of the City's economy, this analysis will help identify opportunities and constraints relative to future commercial and industrial development opportunities and as such, can he 1p provide the foundation upon which a comprehensive economic development strategy can be based. Existing Commercial Facilities Most commercial facilities in Walled Lake are concentrated in seven (7) locations (see Map 2): 1) in the waterfront district along Walled Lake Drive; 2) along E. West Maple Road, from Pontiac Trail to the east City boundary; 3) along Pontiac Trail, from Northport Road to S. Commerce Road; 4) at the intersection of S. Commerce Road and Pontiac Trail; 5) at the intersection of S. Commerce Road and Decker Road; 6) a1ong Ladd Road, between W. Wa 11 ed Lake Road and Pontiac Trail; and 7) along Pontiac Trail, from Decker Road to the east City boundary. Other commercial facilities servicing Walled Lake residents are located along Pontiac Trail west of Walled Lake Villa in the City of Novi. I - ' . As reflected in Table 9, the City's commercial areas contain five (5) major types of commercial uses. · Convenience - Convenience goods are those that are consumed or used on a daily basis such as groceries, drugs and hardware items. Comparison - Comparison goods are those that are purchased less frequently than convenience goods and usually only after people have compared prices and quality of competing stores. Comparison goods include clothing, appliances, jewelry, furniture and similar items. Office - Office uses include medical, legal, financial, professional services. - 29 - and other �,......, 27 L ,-lfE 'f!A PERCENTAGE OF LOCATION/DESCRIPTION l!i1 l!I .m ~ Iii mm B ~ ~ COMMERCIAL TYPES E. WEST MAPLE ROAD CONVENIENC PONTIAC TRAIL S. COMMERCE ROAD at PONTIAC TRAIL COMPARISON S. COMMERCE ROAD at DECKER ROAD LADD ROAD PONTIAC TRAIL EAST - - - • AREAS ZONED COMMERCIAL OR OFFICE PONTIAC TRAIL WEST (CITY OF NOVI) EXISTING COMMERCIAL AREAS CITY OAKLAND ------- SERVICE OF WALLED COUNTY • MAP 2 LAKE MICHIGAN �i ,-= I Service - Service uses are commercial uses that provide a specialized or unique service, such as repair shops, hair care facilities and dry cleaners •. • Specialty Retail - Specialty retail uses offer a specific type of product or unique goods not commonly found in a majority of stores and shops. Specialty retail uses include gift shops, craft shops, art dealers, coin dealers, and antique shops. ,....,. I TABLE 9 l.: NUMBER OF COMMERCIAL USES BY TYPE I _, I Convenience i. No. _L 49 29.9 Comparison No. 18 Office i No. i 10.9 47 28.7 Service Specialty Retai 1 No. _L No. _L No. % 39 23.8 11 6. 7 164 100 Total Of the total number of commercial businesses in Walled Lake, approximately 29.9 percent are convenience uses, while 28.7 percent are office uses. A much smaller percentage of the City's businesses -- 10.9 percent -- market comparison commercial or "shopper" goods. Service and specialty retail uses represent 23.8 and 6.7 percent of all commercial uses, respectively. f • The convenience retail and office businesses in Walled Lake serve primarily the local market. In contrast, the comparison goods, service, and specialty retail businesses serve both the local and a regional market. ! I l The Walled Lake commercial sector is distinguished by a high proportion of service and specialty retail businesses, and a small number of comparison retail stores. The number of convenience and office uses is consistent with the size of the community. J A detailed review of each commercial district follows: Waterfront District - Area #1. The waterfront district is located along Walled Lake Drive at the north end of the lake. This district includes the original downtown, located at the intersection of Pontiac Trail and Walled Lake Drive. Many of the older commercial structures in the City, some of which were constructed before the turn of the century, are located in this district and are still occupied by commercial uses. Convenience commercial uses are the most prevalent types of businesses in the waterfront business district (see Table 10). Of the 26 businesses located in the waterfront district, 42.3 percent are convenience goods businesses, including gas stations, restaurants, party stores and an ice cream shop. This district also contains 5 specialty retail businesses and 5 service uses. - 31 - �Approximately 46.0 percent of all specialty retail uses in the City are located in this district (see Table 10). This district contains only a few comparison goods and office-type businesses. There is no vacant commercial zoned land in this district. r-· I I TABLE 10 ' I 'I : r-, r-· ''I TYPES OF BUSINESSES WITHIN EACH COMMERCIAL AREA Convnercial Type Area #1 Area #2 Area #3 Area #4 Convenience 42.3 23.6 25.0 41.9 Comparison 11.5 16.4 7.5 Office 7.8 32.7 Service 19.2 Specialty Retail Area #5 Area #6 Area #7 Area #8 0.0 33.3 33.3 54.5 9.7 0.0 0.0 0.0 0.0 32.5 12.9 100.0 66.7 66.7 27.3 25.5 30.0 25.8 0.0 0.0 0.0 18.2 19.2 1.8 5.0 9.7 0.0 0. 0 0.0 0.0 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% l. r. I I ' TOTAL Source: McKenna Associates Inc. Survey, July 1989 TABLE 11 LOCATION OF VARIOUS TYPES OF COMMERCIAL USES ' ' Area No. Convenience Comparison Office Service Specialty Retail 12.0% ~§@ ~ l. 1 20.0% 17.6% 2 z~u. ::-:-:~--~;:;:::»;; 4.SHl. 33;g 3 18.0 24KO. :::::»:-:.;.:,c.:..-;A. 0.0 2.0 2.0 10.0 17.0 17.0 0.0 0.0 0.0 0.0 27.5 7.8 11.8 3.9 5.9 5. 9 100.0% 100.0% 100.0% 4 5 6 7 8 TOTAL Source: ·.-.•.w:-.•.-.❖.,_,. 3.9% .......... •. • ·:.t McKenna Associates Inc . Survey , July 1989 - 32 - 2119 29.0 20.0 0.0 0.0 0.0 5.0 9.0 18.0 27.0 0.0 0.0 0.0 0.0 100. 0"/4 100.0% �n ti E. West Maple Road District - Area #2. The E. West Maple Road business district contains the greatest number of commercial uses and the greatest variety of convenience, comparison, office and service businesses in Walled Lake. This district extends from Pontiac Trail to the east City boundary, and is interspersed with some industrial and public uses. This corridor has been the focus of new commercial development in recent years, resulting in the construction' of a new strip shopping center, several fast-food restaurants, and several offices. Compared to the other commercial areas in the City, this district contains a broad range of convenience, comparison, office and service uses. Almost half of the limited number of comparison commercial uses in the City are located along this corridor. t •• I I I. I • Even though the E. West Maple commercial area is the City's most diverse business district, it does not provide the full range of goods and services needed by residents. Noticeably absent are certain comparison goods businesses, such as a department store, furniture store, appliance store, clothing store or sporting goods store. Pontiac Trail District - Area #3. Businesses in this district extend along Pontiac Trail from Northport Road to S. Commerce Road. Commercial uses in the Pontiac Trail district are concentrated on both sides of Pontiac Trail but are separated by a variety of residential, public and semi-public uses, particularly along the west side of the road. Some of the residential uses that existed along this corridor have been removed or converted to commercial or office use. Convenience, office and service businesses are predominant along Pontiac ·Trail. This businesses corridor contains the second largest number of office and service uses in the City . Several businesses along this corridor, particularly the older uses, have poor accessibility and limited parking facilities. This may discourage some City residents from shopping at some of the businesses along this corridor. The development challenge in this district will be to encourage replacement of obsolete businesses on undersized lots with, at a minimum, businesses that can serve the basic needs of surrounding residents. Gradually, the residential uses in the Pontiac Trail business corridor are giving way to more appropriate retail or office uses, and variable development standards have been replaced with upto-date standards designed to assure quality development. ' ., \. A continued orderly transition of uses is required in this district in order to improve the districts economic viability, appearance, access, parking and traffic conditions. S. Conunerce Road/Pontiac Trail District - Area #4. This district includes businesses located at the intersection of S. Commerce Road and Pontiac Trail. Although this district does not cover as much area as the E. West Maple Road or Pontiac Trail corridors, it contains the same number of convenience commercial uses as the E. West Maple Road district. The intersection of two of the City's major thoroughfares and the proximity of this district to existing single family residential development to the north and east of this area, makes it an attractive location for convenience commercial uses. - 33 - - - --- - = - - �'·•· Over 41 percent of the businesses in this area are convenience commercial uses. Most of these businesses are located in the three shopping centers at the intersection of S. Commerce Road and Pontiac·Trail. f: j J i. I I ) ' . . r: 'I I Although the S. Commerce Road/Pontiac Trail district is a center of convenience commercial activity, the district does not contain a full range of convenience goods businesses. For example, the district does not contain a supermarket or drug store. The availability of vacant land in this area provides the opportunity to change the function of this commercial district so that it better serves the needs of residents. The opportunity for new commercial development exists to the east and west of this area along Pontiac Trail and to the south, on vacant land zoned for commercial use. Extension of Commerce Road to E. West Maple Road would make additional commercial land accessible for development. Vacant land to the west along Pontiac Trail provides the opportunity for commercial development at a larger scale. S. Convnerce Road/Decker Road - Area #5. Only office uses are located in this district. These include two real estate agencies, a travel agency, a dental clinic, a medical clinic and a gynecologist. All have attractive sites with good access, adequate parking, and site landscaping. l, I I. The majority of land in this district is developed. However, there is a limited amount of vacant land along S. Commerce Road zoned for office use that is suitable for development of neighborhood and professional offices. The development challenge in this district is to continue limited office use in scale with the existing office development. · Ladd Road District - Area #6. Businesses in this district are concentrated in the shopping center plaza located along Ladd Road, north of the intersection of Pontiac Trail. This district contains three commercial uses, a supermarket/food center, a Michigan Department of Social Serv~ces office, and a medical clinic. Although the number of commercial uses is limited, the supermarket/food center facility contains a broad range of additional convenience and service commercial uses including a restaurant, pharmacy, flower shop, convenience store, video rental store, and postal service. The location of these uses under one roof provides for a complete and convenient neighborhood commercial center for residents in this part of the City. Pontiac Trail, East of Decker Road District - Area #7. This district is located along the north side of Pontiac Trail, east of the intersection of Decker Road. The businesses in this district include a gas station located on the northeast corner of the intersection, a medical clinic, and a dental clinic. A site plan for a 16,500 square foot neighborhood shopping center has been approved for the northeast corner of the Decker Road/Pontiac Trail intersection. Future commercial development in this district will depend on the demand for additional neighborhood commercial goods and services or for small freestanding office buildings. A small amount of vacant commercially-zoned land exists along Pontiac Trail which could accommodate limited new development. - 34 - �l - Commercial Development Potential Projection of commercial development potential in the City of Walled Lake is a process involving the following steps: Step 1: Delineate the potential trade area. The potential trade area includes not only the City, but also portions of surrounding communities. Step 2: Determine the trade area sales potential. Step 3: Determine local allocation of total sales. The purpose of this step is to determine what portion of potential trade area actually is or could be served by City businesses. Step 4: Convert sales potential estimates into floor area requirements. p I I I i ., ,·. II l Step 5: Convert floor area estimates into land area requirements. Delineation of Trade Area. The first step in projecting the potential for future development involves delineation of the potential trade area from which customers are most likely to be drawn to Walled lake businesses. Distance is the most important determinant of trade area, since most people will generally travel to the nearest businesses that serve their needs. Other factors that affect trade area include travel times, quality, service, variety of merchandise, accessibility, and socioeconomic differences between neighborhoods or communities. The trade area for convenience goods is generally limited to the residential areas immediately surrounding the business districts. People generally will not travel great distances for groceries, drugs and other convenience goods that they purchase frequently. In built-up areas such as the City of Walled Lake, the trade area radius for convenience goods generally ranges from 4 to 8 blocks. However, because of the location of commercial districts, some residents of Walled lake must travel up 3/4 to one mile for convenience goods stores. l • t I • Comparison purchases are made relatively infrequently, and usually involve comparisons on the basis of quality, service, price, and variety of selection. Hence, people will travel great distances to make comparison goods purchases. In urban areas, the primary trade area for comparison goods ranges from 10 blocks for a clothing purchase to 3 miles for a department store purchase. Because of the limited number of comparison goods businesses within Walled Lake and the lack of a major department store, clothing store, furniture store and other comparison commercial uses,. the primary trade area for comparison goods could encompass an area within 25 to 30 minutes driving distance. This would include all of Commerce Township plus portions of all the surrounding communities including the City of Novi, which is the location of a number of comparison goods businesses including a major regional shopping mall complex. The secondary trade area for comparison goods could encompass an area within 60 minutes driving distance, which includes the remaining portions of the surrounding communities. - 35 - I -- - - -- �n I 1 I The trade are for service businesses is similar to the trade are for businesses that market comparison goods. In fact, residential growth in surrounding communities provides the best opportunity for expansion or new development of service businesses in Walled lake. Trade Area Sales Potential. Trade area sales potential is calculated using projections of change in the number of households, household income data, and data concerning household expenditure patterns. I' j ' ( ' j ' - I: I I; Retail sales are closely related to the number of households in a trade area. In the potential trade area for Walled lake, there were 18,250 households in 1980. According to SEMCOG projections, the number of households will increase to 30,613 by the year 2005, a 67.7 percent increase {see Table 12). Western Oakland County is a high-growth area and it is expected that the City of Walled Lake and surrounding communities will experience steady growth in the number of households. The new development is expected to be in the lake areas, near major transportation corridors, or on the outer fringes of existing suburban development. The population of the potential trade area is also expected to increase, from 51,180 to 73,804, a 44.2 percent increase. While number of households is useful for predicting retail sales and demand for certain services, total population is useful for projecting the need for certain professional services, such as doctors or dentists. TABLE 12 PROJECTED GROWTH WITHIN THE POTENTIAL TRADE AREA Population 1980 2005 City of Walled lake City of Novi Commerce Township Village of Wolverine lake TOTAL 4,748 22,675 18,789 4,968 51,180 5,975 38,092 24,731 5,006 1,806 8,705 6,163 1,576 2,555 16,472 9,626 1,960 73,804 18,250 (+67.7%) 30,613 (+44.2%) Source: I-• Households 1980 2005 1980 figures are based on U.S. Census data. 2005 figures are based on projections made by the Southeast Michigan Council of Governments {SEMCOG). Income estimates for communities in the trade area are set forth in Table 13. These estimates are expressed in 1985 dollars, based on 1985 U.S. Census figures and SEMCOG Household Data. Table 13 indicates that total annual household income will increase from an estimated $956 million in 1985 to $1.4 billion in 2005, an increase of 51.3 percent. - 36 - �n l ·' f7 ! 1 Data collected by the U.S. Census indicates that about 39 percent of all personal income is spent on retail goods, with about 10 percent spent on durable goods and about 29 percent on nondurable and convenience goods. Another 39 percent of personal income is spent on services, including medical care, auto repair, beauty or ba.rber services, and other personal, professional, and repair services. Local Allocation of Total Sales. From review of the types and variety of businesses in Walled Lake, it appears that residents are only able to make a portion of their purchases in the City. Residents of the trade area may take their business outside of the City for a number of reasons, including convenience, accessibility, price, quality, or variety of selection. The "capture rate" indicates the portion of total trade area sales actually captured by Walled Lake businesses. TABLE 13 PROJECTED GROWTH IN HOUSEHOLD INCOME WITHIN THE POTENTIAL TRADE AREA 1985 i I . City of Walled Lake City of Novi Commerce Township Village of Wolverine Lake TOTAL $ $ $ $ 60,066,243 462,763,587 351,577,212 81,101,502 $ 955,508,544 2005 $ $ $ $ 75,119,555 750,777,288 523,153,848 96,867,120 $ 1,445,917,811 (+51.3%) Source: I ' 1985 Figures are based U. S. Census Data. 2005 figures are based on projections made by the Southeast Michigan Council of Governments. The most reliable method of determining capture rate is to complete a shopper survey. In the absence of such a survey, the capture rate must be estimated by analyzing the specific types of businesses in the community and the competing businesses and commercia·l districts in surrounding communities. The capture rate for convenience goods businesses is usually close to 100 percent in neighborhoods near the businesses, but the rate declines sharply at a driving distance of only 10 to 15 minutes from the businesses. It is estimated that 90 percent of the convenience goods market within the City is captured by City businesses, with about 10 percent going to businesses in Novi, Wolverine Lake and Commerce Township. Alternately, it is estimated that Walled Lake businesses capture a portion ( up to ten percent) of the convenience goods market from surrounding communities. Convenience goods businesses derive additional market support from the volume of through traffic on Pontiac Trail and other thoroughfares. - 37 - �r; [ r....-.. l i ( ..' The capture rate for comparison goods businesses in the City is estimated to be only about 15 percent. Walled Lake contains only a few comparison goods businesses; these businesses do not provide sufficient variety to permit comparison of major purchase items. Consequently, it is estimated 85 percent of the compari9on market is captured by shopping districts or centers in surrounding communities, particularly Novi and Farmington Hills. A few Walled Lake comparison goods businesses draw market support from outside of the City. These businesses include a lumber company, boat sales, floor covering store, plant nursery, auto dealer, and hardware store. It is estimated that between 5 and 10 percent of the comparison goods market in surrounding communities is captured by Walled Lake businesses. .. ' Figures presented earlier revealed that services are an important part of the City's economic base, accounting for almost one quarter of all businesses. Service businesses in Walled Lake include repair services, heating and cooling installation, printing, furniture refinishing, landscaping installation and maintenance, and personal services. The capture rate for service businesses is not nearly as limited as for convenience and comparison retail businesses for two reasons: 1) The market for service businesses is expanding because of residential growth in surrounding communities, and 2) The amount of land allocated for use by certain types of service businesses in surrounding communities is severely limited. In short, the opportunity exists for Walled Lake businesses to capture a substantially greater proportion of the service market in surrounding communities. Based on the capture rates and househo 1d income figures cited earlier, the current and future potential retail sales volume in Walled Lake is estimated as follows: Potential Retail Sales Volume $51,500,567 $77,920,358 1985 2005 These estimates represent the market for retail goods only. Based on a conservative estimate, these figures should be increased by at least 30 percent to reflect the potential sales of service and specialty retail businesses. Thus, the total potential sales volume in 1985 is $66.9 million, increasing to $101.3 mill ion by 2005. Retail Floor Area Requirements. Retail floor area requirements can be determined by dividing the sales volume estimates calculated above by sales per square foot information for existing businesses. The Urban Land Institute provides information concerning sales per foot in its annual publication Dollars and Cents of Shopping Centers. In community shopping centers, the median sales volume per . square foot of gross leasable area ranges from under $60 for certain low sales volume businesses, such as laundries, arcades, cinemas, and bowling alleys, to over $200 per square foot for high sales volume tenants, such as supermarkets, jewelry stores, and liquor and wine shops. The average sales per square foot is $125.00 for comparison goods businesses and $225.00 for convenience goods - 38 - �businesses. Based on these averages of sales per square foot, the total retail floor area needed to serve the potent i a1 Wa 11 ed Lake market is estimated as follows: 1985: 263,933 square feet 2005: 399,330 square feet ,. i . These figures should also be increased to reflect the existing and continued presence of service and specialty retail businesses in Walled Lake. Based on the 30 percent figure used earlier, the total floor area needs are estimated at about 343,000 square feet in 1985, increasing to about 519,000 square feet in 2005. Office Floor Area Requirements. Office space requirements for professionals who provide services directly to residents are based on the average number of office workers or office professionals that can serve a population of a given size. Finance, insurance, and real estate operations typically provide one office worker per 63 people with an average of 160 square feet of office space per worker. Medical and dental standards call for one physician per 565 people and one dentist per 1,778 people with an average office size of 1,300 square feet. Legal office standards call for one attorney per 473 people with an average of 800 square feet of office space per attorney. Mi see 11 aneous office services include engineers, architects, bookkeeping services, business education, and similar services. Typically, two square feet of miscellaneous office space are provided per person in the service area. These office space requirements do not take into account the needs of corporations or businesses where office workers do not provide a direct service to residents. Office needs related to operation of a corporation or business are included in the industrial base analysis which follows. Based on these standards, office space needs in Walled Lake are estimated as follows: 1985 2005 Finance, insurance, and real estate 26,916 sq. ft. 32,401 sq. ft. Medical, dent a1 32,134 38,683 Legal 17,925 21,578 Miscellaneous office services 21,196 25,516 Total 98,171 sq.ft. 118,178 sq. ft. These office floor area estimates include portions of the surrounding communities within the assumed service area. Consequently, the estimates are based on a service area population of 10,598 in 1985 and 12,758 in 2005. These estimates of office space needs do not reflect the potential demand created by the district court. A court building generates the need for various legal services, which often require nearby office space. - 39 - �l , .J r:.... I·.., Land Area Requirements for Retail and Office Development. A general standard for shopping centers is that the total site area should be about four times the gross building floor area. This floor area ratio would provide room for parking, open space, pedestrian and traffic circulation, and landscaping. Walled Lake's Zoning Ordinance does not contain maximum lot coverage standards for commercial development. Instead permitted lot coverage is based on compliance with other site and building standards. In practice, developments are usually provided with a larger site area than is required by the zoning ordinance. Certain high intensity uses, such as convenience stores, medical offices, and beauty shops require more parking and consequently more site area, than the average commercial uses. Consequently, for the purposes of computing a conservative estimate of retail land area needs, a reasonable floor area standard would be 6 to 1. __ Based on this floor area ratio, the total land area needs for retail and office uses are estimated as follows: Total 1985 2005 I L 49.9 acres 75.5 acres I ' These figures should be increased to account for service and specialty retail businesses in Walled Lake. Based on the 30 percent figure used earlier, the total land area needs are estimated at about 65 acres in 1985, increasing to about 98 acres in 2005. Currently, 87.2 acres of land are occupied by commercial and office uses in Walled Lake. Another 75.5 acres are vacant but zoned for commercial or office use. Thus, the existing commercially-zoned land should provide adequate area for the commercial development needs of the City through the year 2005. The excess commercially-zoned acreage provides alternative locations to meet the specific site requirements of new development. I. Sunvnary. This analysis revealed that the convenience goods market is particularly well-served by existing businesses in Walled Lake. The convenience goods businesses serve the local market, portions of surrounding communities, and through traffic on Pontiac Trail and E. West Maple Road. Opportunities still exist to fill certain niches in the convenience goods market. The Planning Commission identified the following business needs: a variety store, apparel stores, shoe stores, and mini-department store. ' . I ' This analysis further indicated that Walled Lake contains a reasonable number of office uses for a community of its size. Opportunities for new office development exist to provide higher quality office space for the professionals who serve Walled Lake residents. The presence of the district court presents additional office opportunities which developers have not yet acted upon. The Planning Commission also identified the need for more banks or financial institutions in the City. Several attractive sites are zoned for office use along Pontiac Trail, east of Commerce Road. - 40 - �,7 ' ; -· I . : . i ' -· I \. L Residents are clearly under-served by existing businesses in the comparison goods market. Few Walled Lake businesses sell "durable goods", such as furniture and appliances. The opportunity to address this deficiency with new development in Walled Lake is limited for two reasons: 1) Households in Walled Lake provide insufficient market support for many types of comparison goods businesses, and 2) Existing commercial districts in surrounding communities would provide strong competition for new comparison goods businesses in Walled Lake. The analysis revealed that Walled Lake's commercial sector is particularly strong in two areas: services and specialty goods. The presence of a large number of specialty goods businesses is associated with the lake environment and the historic downtown. An increase in the number of specialty goods businesses in the waterfront district may occur, but the market niche served by the waterfront district must first become better-defined. Also, certain functional problems must be resolved, particularly the parking deficiency, before any significant growth can occur in the waterfront district. The service sector represents a cl ear-cut opportunity for substantial new business development in Walled Lake. The analysis revealed that Walled Lake service businesses, such as repair and installation services, already serve residents in surrounding communities. The market base for service businesses is expanding continuously because of non-stop residential growth in these communities. Unlike the comparison goods market, surrounding communities have not made an effort t ,o deve 1op a strong service sector to compete with existing and future Walled Lake businesses. The viability of the commercial sector is not just related to the total number of each type of business. Of equal importance is the location of competing and complementary businesses, the appearance of the businesses, convenience of access, and similar issues. The existing commercial district does not function as well as it could. Retail businesses on Pontiac Trail or E. West Maple Road that would benefit from being located near each other are separated by unrelated residential, industrial, or service uses. In many instances, vehicular access and parking is poorly defined and pedestrian access is nonexistent. There is a need to bring together complementary business uses into planned shopping centers or districts. Redevelopment of a few old obsolete commercial buildings and sites is also needed. Existing Industrial Facilities An objective of the Master Plan is to provide for development that will generate emp 1oyment and strengthen the tax base. A balanced approach to meeting this objective includes industrial development, as well as commercial and office development. A regional perspective is required to determine the potential for industrial growth. Present-day standards for industrial development are very selective, calling for large amounts of land area, immediate access to highways and rail, - 41 - �I. availability of utilities, and other criteria. These rigorous standards limit the locations that could be considered appropriate for new industrial development. Consequently, new industrial development tends to be concentrated in just a few communities which serve the industrial needs of the entire region. According tb the 1989 land use survey, 78 acres or about five percent of the total City land area is occupied by industrial uses. As indicated on Map 3, most industries in Walled Lake are concentrated in two distinct industrial districts located adjacent to the railroad. r. i I._ East Industrial District. This district includes industrial uses on the east and west sides of Decker road, both north and south of the railroad. Approximately sixty percent of the industries in this district are of a light industrial nature and the remainder would be classified as heavy industrial. Among the industries in this area are the following: - I.., I {._ Armalay Sponge Company Hansen Marketing Hughes Manufacturing S & H Fabricating Wolverine Foundry Supply Company Leeman Oil Company Distribution Center Fastdecks Incorporated Davis Iron Works V-Line Precision Products C.F. Long & Sons Fisher Fuels It appears that this industrial district is older than the district on the west. Buildings show signs of wear and deterioration. Many of the sites do not comply with modern industrial design standards, which call for ample loading/unloading space, abundant landscaping, and so forth. A substantial amount of industrially-zoned vacant land exists in this district, along the railroad, west of the existing industrial development and south of the railroad, east of Decker Road. This vacant land provides the opportunity for new industrial growth. The challenge in this district will be to encourage development of new industries, particularly in the center of the City west of the existing industrial development and to encourage the redevelopment of existing aging industrial sites. However, lack of direct access to the vacant industrial-zoned property is a key consideration with regard to future industrial development. The extension of S. Commerce Road would provide access to this area. West Industrial District. This district is located on the east and west sides of Ladd Road north of W. West Maple Road. The industries in this district are light industrial uses and include: - Dedoes Industries - Ebinger Manufacturing - Steinberg Sales J & B Meter and Pump Service - 42 - �i ' r. AREA □ ■ ■ LOCATION/DESCRIPTION EAST AREA- DECKER ROAD WEST AREA- LADD & WEST MAPLE INDIVIDUAL INDUSTRIAL SITE LOCATION AREAS ZONED 1-1 LIMITED INDUSTRIAL DISTRICT EXISTING INDUSTRIAL AREAS CITY OAKLAND OF MAP 3 WALLED COUNTY ■ LAKE MICHIGAN r;, "·t::1 �n ' LJ - Digital Devices Incorporated American Plastic Toys Incorporated - Textron - Dedtru Grinding Incorporated - Lawsons Manufacturing McGord Heat Transfer - Nu-Way Supply Company - Pure-Pak, Inc. Most of the industrial uses in this district have limited outside storage, good access, and basically well maintained properties. Almost all of the industrially -zoned land in this district is developed with the exception of a few small vacant parcels along the railroad and along W. West Maple Road. The planning challenge in this district will be to engage in cooperative efforts with Commerce Township to facilitate expansion of existing industries and development of new facilities, to upgrade public facilities such as sewer, water, and roads, and to maintain the quality of existing industrial development. The proposed extension of Maple Road is currently planned to bisect this district and may result in redevelopment of some industrial sites. L r. Individual Industrial Site Locations. Within the City there are also a number of individual industrial site locations. These industries are located outside of the two primary industrial districts in Walled Lake on land currently zoned for commercial use. Individual industrial uses include Husky Envelope and Fisher Fuels Distribution Center located on E. West Maple Road, Erin Industries located on Pontiac Trail, and Specialty Cabinet and Furniture Manufacturing on Market Street. Industrial Development Potential I I i'\ I .I C Industrial developers cite five major considerations which determine suitable industrial locations: transportation, labor supply, energy and other utilities, availability of land, and public policy. Additional considerations that are relevant when selecting a specific site include topography and soil conditions, the direction and composition of population growth, and the types of industries that are expanding or moving into the area. The following analysis reveals that, when measured in terms of these considerations, certain portions of the City are suitable for certain types of industrial development . Access to Transportation. The primary industrial location determinant is convenient access to freeway transportation. Over three-quarters of all land developed for industry is within 2.5 miles of an interstate freeway interchange. A freeway location provides industries with substantial transportation savings, an expanded labor market, and an expanded market area. Direct and convenient access is not an asset that can be claimed by Walled Lake's industrial district. The nearest freeway which serves Walled Lake is 1-96, an east-west corridor, located 3 to 4 miles south of the City. Interchanges with 1-96 are located at Wixom Road, Beck Road, Novi Road, and at Grand River and 1275. 1-275 is a major north-south highway that connects 1-96 with 1-94, the state's most important industrial corridor. The planned Haggerty Road Connector, - 44 - �located east of the City boundary, will provide additional freeway access for the Walled Lake area and should help to improve the transportation system for City industries. The City is also served by the Coe Railroad. Most of Walled Lake's initial industrial growth occurred along the railroad, although existing industries are no longer dependent on the railroad for transportation. Wayne County Metropolitan Airport located in the City of Romulus and Willow Run Airport located in Van Buren Township are the nearest airports served by major carriers. These two airports are located on I-94 within two miles of I-275. Oakland-Pontiac Airport is the nearest airport. Although it is a tower-controlled public use airport, it is not served by major carriers. I - l. I I L_ i I '-· I • Although the existing transportation system appears to be adequate to serve the needs of existing industries, it is not the City's most important industrial location asset. The transportation system must be improved to attract new industrial development. Labor Supply. The availability of a trained labor force is an important need that is adequately met in Walled Lake. Over the years, employees have relocated in Walled Lake and nearby communities to live near the industries where they work. According to the 1980 Census, the City's labor force numbered 2,432 of which 702 were in manufacturing. Although the labor supply exceeds total employment in the City, the number of residents employed in manufacturing is less than the number of employment positions available in City-based manufacturing plants. The City's labor supply, will continue to grow somewhat as more people move into the City in future years. Energy and Utilities. Industry requires a reliable supply of energy and adequate utility services, including water supply and sanitary sewerage. The City receives electrical service from Detroit Edison. In the past, these energy services have been provided adequately without serious or prolonged interruption. Public water and sanitary sewer lines exist throughout the community and appear to adequately serve the needs of existing industry, although there currently is a moratorium on new sewer taps. A new sanitary sewer treatment pl ant currently under construction will provide additional capacity upon completion within two years. Availability of Land. The need for large amounts of land, both for the initial construction and for later expansion, has been one of the key reasons that industries have moved out of cities. Limited land area has been one of the most severe constraints faces· by existing industries that have proposed expansion in Wa 11 ed Lake. Walled Lake currently has 43.1 acres of vacant industrial-zoned land. Approximately one-third of that land is located in the west area industrial district on property owned by Textron, much of which is occupied by wetlands. Most of the remaining two-thirds is located in the center of the City, north of the railroad . Wetlands are only located on a small portion of this land, so that with proper storm water management , adequate drainage can be attained. However, accessibility problems to this area will have to be resolved prior to future industrial development. - 45 - �r I - l l@ r~-, ',_,; rr, i Public Policies. Research in recent years has documented the relationship between public policies and the ability to successfully operate a business or industry. Public policies with the greatest impact on industry in Walled Lake are reflected in adopted planning and zoning standards. Review of these documents reveals that the City ha.s made an effort to accommodate industrial growth. The City has retained several acres of vacant land in the center of the City to accommodate future industrial growth. Furthermore, the City has worked with existing industries to facilitate expansion plans, even where it was necessary to resolve zoning nonconformities. The preceding analysis revealed that conditions in Walled Lake are not conducive for large scale industrial growth, although the City can accommodate limited 1ight industrial development. There are two key constraints to industrial growth: 1. There is little vacant industrial land remaining in the City. Land assembly would be required, since much of the remaining land is divided into small parcels. Wetlands occupy some of the vacant industrial land. l. I ' . 2. The transportation system serving the industrial area is inadequate. The industrial district does not have convenient access to freeways, and severe congestion exists on surface roads, particularly during peak periods. Notwithstanding these constraints, the potential for new industrial development or expansion of existing industries does exist. To counterbalance its 1iabil ities, the City offers a central location within the fastest growing county in the state, proximity to attractive neighborhoods and residential communities, attractive industrial sites which are located near to other commercial services (unlike many newer isolated industrial parks), adequate public utilities, and receptive public officials. Industries that would benefit most from Walled Lake's assets include small manufacturing, design or fabricating shops, or research or administrative facilities. In contrast, heavy manufacturing concerns or industries that require frequent truck shipments would be inappropriate in Walled Lake. I l .• Fiscal Impact of Economic Growth t . Property values provide one of the best measures of economic growth. Oakland County has been heralded as the county that has led the economic revitalization of Michigan in the 1980's. Table 14 reveals that economic growth in the last five years produced a 52.7 percent increase in property values in the county. Walled Lake nearly kept pace with the county, with a 46.4 percent increase in property values over the five year period. The surrounding communities of Commerce Township and Novi produced more substantial increases, the result of development of vast amounts of previously vacant land. Table 15 and Figure 3 provide a more detailed look at property value trends in the City of Walled Lake. Figure 3 reveals that growth in State Equalized Value - 46 - �r--: - -7 7 rr-·\. ~ J .,-- ,l el -.. ~J TABLE 14 PROPERTY VALUE HISTORY1 WALLED LAKE AND NEIGHBORING COMMUNITIES % Change ___1985 -- _ ___1986 City of Novi s s Coomerce Township2 $ s s s Oakland County $15 , 319,946,55'2 COOIIUlfil __ City of ~alled Lake 60,853,700 478,852,000 311,742,450 1987 519,393,700 s s 377,576,800 $ 63,078,400 S16,513,811,361 _1982 1988 593,307,950 s s 401,728,700 $ 68,889,500 $18,372,321,924 1985-1989 82,529,350 s 89,059,700 +46.4 759,338,200 $ 909,829,100 +90.0 434,869,850 $ 532,525,100 +70.8 S23, 395,403, 757 +52.7 S20,834,957,169 1 Total State Equalized Value, Real and Personal Property 2 Includes Village of Wolverine Lake. TABLE 15 ~ -...J VALUE OF CLASSES OF PROPERTY1 X Ch~e Land...!!filL_ 198_1-1989 1981 1982 1983 1984 1985 1986 1987 1988 1989 Coomercfal S13,687,800 $12,378,700 $12,048,500 $12,494,100 $12,966,500 S13,044,000 S13,575,800 S15,016,300 $16,215,700 +18.5 Industrial S 4,388,700 S 4,761,400 S 4,951,900 S 5,286,500 S 6,056,700 S 6,045,900 S 6,088,000 $6,262,700 S 6,368,600 +45.1 Residential $25,302,900 $29,636,750 $30,857,700 S40,698,700 $51,420,800 $56,229,300 +122.2 s 272,800 s $ 95,300 S33,988,000 $ 95,300 S35,897,9QO Developmental $27,515,400 $ 90,600 s s s $ TOTAL $43,652,200 $44,746,100 $46,732,450 S48,n1,600 $53,106,500 $55,083,100 1 95,300 State Equalized Value, Real Property Source: Oakland County Equalization Division 95,300 94,700 S60,457,200 99,800 sn,799,600 99,500 +63.5 $78,913,100 +80.0 --, �---------- ---, • ··--- r··---, ' ' -·-, - -- l --~] ~ -·1 100 -. 90 - 70 0 0 0 0 0 0 fh w :::> 80 ~ A 60 _J 1 - ~ ~....,,:._.:.:::::::l < > +:>, 00 C 50 w N _J < ::, 0 w 40 30 20 TOTAL EQUALIZED VALUE r·:: : :·:·: : : : 1!~~li -- - ·- ,• : EQUALIZED VALUE·RESIDENTIAL REAL PROPERTY 1 :-·:: L>.:ti : :,:r:r~,::::;; :;1;::;::!:t:: ::::m<4 Ilt:i;;::;;; ' 1:1:: :: : 1:11: ::: :::::1 :!:!;::::: :::;;;1i\iHi1ll!l!!H!Hil!l!!ii!!I <•..·*.•••· . I B l!ll l !l l!l !l l l ll !l!l l l l l!l l!l ll!l!l l!l l l l!l!l!l!l ll l!l l!l!l!l!!!l!l!l !lll l!l!l!l!l!l l l l!l ll l l!l l l l l!l l!l l!i'! :i::j :::::;!:::;::: :::;::::::::::: ;::;:;;::;:;::: ;:;~;;:;:::::::; ::::;::;;:;;;:; § : ::: EauArzED VALUE-COMMERCIAL REAL PROPERTY 10 ::;:;:;:;::::::::::~::: :::1:1:1::;1;:;;;;;;;; ;;;;~;;;;;;;;:;:;:;;;;; ;;;;;;;;:;:;:;:;:;:;:n :;:;:;:;:;;;:;:;:;:;: ;;;;;;;;;;;;;;;;;;;;;;; ;;;;;;;;;;;;;;;;;;;;;;; ;;;;;;;;1;;;;;;;;;;;;; EQUA,IZED VALU E•INDUSTRIAL REAL PROPERTY 0 1981 1982 1983 1984 1985 1986 1987 1988 1989 Figure 3 ' PROPERTY VALUE HISTORY . CITY OF WALLED LAKE Source: Oakland County Equalization Divis ion �1.• parallels the increase in years. The slopes of the real property are al most commercial and industrial the value of residential property over the past nine lines depicting total equalized value and residential i dent i cal . On the other hand, the lines depicting real property are nearly level. In 1989, residential property accounted for about 63 percent of the total value of property in the City (see Table 16). Commercial real property accounted for about 26 percent, and industrial and utility property accounted for 10.8 percent of total SEV. In terms of land value per acre, commercial land is by far the most valuable, $142,174 per acre. Industrial and residential properties are almost equal at over $69,000 per acre. ( . L TABLE 16 r I VALUE OF CLASSES OF PROPERTY (1989) '' TOTAL SEV $23,145,900 26.0% 162.8 $142,174 Industrial Utilities 9,585,000 10.8% 137. 9 69,507 Residential 56,229,300 63.1% 804.5 69,893 Total 89,059,700 iI l ' ACREAGE AVERAGE (Vacant & SEV PER Developed) ACRE PERCENT OF TOTAL SEV Commercial & Source: Oakland County Equalization Division Land Use Survey by McKenna Associates, Inc. (1989) ' l ' - '. In summary, increases in residential land values accounted for most of the growth in SEV in Walled lake during the past decade. Accordingly, the residential sector was the primary source of increased property tax revenues which were used to maintain or increase public services during the past several years. In order to maintain the level of public services over the long term, increases in the value of commercial and industrial properties will be necessary during the next two decades. - 49 - J . -~-iiiiiiiiiiiiii~~iiiiii.ii.-;;;;;;;;;;;;;.~===:==~--=======---..:: �r . I, l p r I TRAFFIC AND TRANSPORTATION STUDY: INVENTORY AND ASSESSMENT OF EXISTING CONDITIONS n Introduction l, r, i Traffic and transportation are vital concerns of the City of Walled Lake. The ability to move goods and people throughout the City is necessary to assure the continued viability of the business district. People's perceptions of a City are affected by their ability to travel on its roads and highways. Traffic congestion, accidents, noise and air pollution created by traffic affect the City's image and have a direct impact on the economic health and quality of life in the City. Transportation improvements required to accommodate future traffic levels can be determined through appropriate land use and transportation planning. Based on factors such as projected changes in land use and trends in traffic patterns in the City and surrounding regions it is possible to forecast traffic volumes over the next two decades. Such information allows the City and other agencies to take appropriate actions, such as road construction or widening, or other measures to meet the transportation requirements of the future. I I I l - 'I i L~ I • il . The first step in transportation planning involves the analysis of the existing system of roads and patterns of traffic. This includes undertaking a field reconnaissance to determine existing roadway conditions, determining historical and existing traffic volumes, reviewing traffic accidents, analyzing intersection capacity and levels of service and developing a list of problem areas. The second step involves determining the effect of currently committed highway projects in the region on the traffic in Walled Lake. This includes collecting and compiling information about such projects and assessing their impacts on the traffic in City of Walled Lake. The next step includes the development of an initial list of roadway improvements based on the list of existing traffic problems. Traffic impacts of each are then evaluated in light of projected population growth and proposed land use in the City and surrounding areas. This report documents the first two steps in this process, i.e., the inventory and assessment of present conditions and the compilation and assessment of currently committed highway improvements in the area. ; ( - Existing Road Conditions Information about the existing conditions on the identify physical and institutional parameter which future transportation recommendations. Accordingly, of the existing conditions on each major roadway in - 50 - City's roadways helps to affect the feasibility of the following descriptors the City were compiled: �I : L_. t • - Roadway Designation Number of Traffic Lanes Pavement Widths Speed Limit Roadway Alignment and Geometry Adjacent Land Use Roadway Jurisdiction Right-of-way (existing and planned) This section describes the major roadways in the City of Walled Lake. Table 17 summarizes these parameters for the roadways. Decker Road - Decker Road is a two-lane arterial which provides a north/south route along the eastern border of the City. The City of Walled Lake has jurisdiction over Decker Road. The land use abutting Decker is in part residential. The alignment and geometry of Decker are for the most part straight and flat except at the northern end of Decker where it curves sharply before intersecting with South Commerce Road. South Commerce Road - South Commerce Road is a two-lane road under the jurisdiction of the Oakland County Road Commission. The east half of the road is located in the City and the west half is in Commerce Township. South Commerce changes direction several times, and has some sharp curves near Wolverine Lake. South Commerce serves both residential and commercial land uses. Ladd Road - Ladd Road is a two-lane road under the jurisdiction of the City of Walled Lake. Located at the western boundary of the City, Ladd provides a south/north connection between Pontiac Trail and Wolverine Lake. It eventually connects with Benstein Road and other roads which meander northward between the lakes to connect with M-59. Ladd Road is a collector with a straight alignment in flat terrain. E. West Maple - E. West Map 1e ,. east of Pontiac Trail is a County road which provides a west/east connection from the City of Walled Lake eastward. E. West Maple is a part of a major west/east arterial in the northern suburban area of Detroit, running from Kensington Metro Park in the west to St. Clair Shores in the east. The only physical discontinuity of this arterial is in the City of Wa 11 ed Lake. E. West Map 1e within the City 1i mits is a three- 1ane arterial located in a commercial W. West Maple - W. West Maple, west of Ladd is a two-lane City road which provides a westward connection from the City of Walled Lake to Kensington Metro Park. Only a small portion of W. West Maple is within the City. A larger portion of W. West Maple is in the City of Wixom and in Milford Township. The alignment is straight on a flat terrain. The existing right-of-way is 66 feet. Walled Lake - Walled Lake is a narrow curvilinear two-lane road on a 40 to 66 foot right-of-way, running along the northeastern shore of Walled Lake, and then westward to intersect with Ladd Road. Walled Lake, a City roadway, is the narrowest arterial in the area. It has a pavement width of only 20 feet. Walled - 51 - �., , .J ' .. ) I --.--- ... ' J t)I TABLE 17 EXISTING ROAD CONDITIONS ROADWAY n v DESIGNATION NUMBER OF LANES ROADWAY WIDTH SPEED LIMIT ROADWAY GEOMETRY ABUTTING LAND USE JURISDICTION Decker Arterial 2 22' 35 Straight Flat Residential City S. Commerce Arterial 2 22' 25-40 Some Changes In Direction Flat Residential Commercial County Ladd Collector 2 20' 35 Straight Flat Light Industrial City W. Maple {east part) Arterial 3 33' 35 Straight FJat Commercial County W. Maple {west part) Arterial 2 22' 25 Straight Flat Residential Undeveloped City Walled Lake Arterial 2 20' 25 Curvilinear Flat Residential City Recreational Pontiac Trail Arterial 2-4 22'-44' 30 Some Changes In Direction Flat Residential Commercial Sources: AAPA Field Study * Based on Zoning Ordinances of Walled Lake ** From Master Plan Right-of-way Plan of Oakland County County ROW WIDTH. . 66' 66-120' 66' 66-120' PLANNED ROW WIDTH 86'* 120'** 120'* 120'** 66' 86' 40' -60' 86'* 50-120' 120'** �.' I),--,- . :' 17 ' . r • l I l • !'-.. :l ' l, Lake abuts resident i a1 , rec re at i ona 1, and commerc i a1 1and uses. Much of the east/west movement along the southern edge of the City, between 14 Mile Road in the east and Pontiac Trail in the west moves along this narrow road, which is crossed by pedestrians and vehicles for recreational activities at the lake. Pontiac Trail - Pontiac Trail is the major and the most heavily used arterial in the City of Walled Lake. It carries the bulk of the through-traffic from north to south during the a.m. peak period and from south to north during the p.m. peak period. Traffic is heavy during the peak periods and tends to "backup" for several blocks. Pontiac Trail is a County road, running diagonally in the City from the southwest to the northeast corners. It is an old route through Oakland County which due to the County's growth now carries heavy volumes of through-traffic. In the City of Walled Lake, Pontiac Trail runs through both commercial and residential districts. The numbers of lanes on Pontiac Trail varies from 2 to 4 within the City. The pavement width changes from 22 to 44 feet and the right-of-way varies from 50 to 120 feet. Because Pontiac Trail runs diagonally, none of its intersections with the west/east arterials are at 90 degree angles, the preferred geometric-design configuration for intersections. Local Streets - A common characteristic of the local streets in the residential deve 1opments of Wa 11 ed Lake is the 1ack of connecting routes between the developments. Typically, there is only one, sometimes two access points from the development onto a major arterial. Thus, local vehicle trips within the City must use the major arterial roads to get from one point within the City to another. Existing Intersection Conditions A field reconnaissance was made to determine the conditions of the intersections in the study area. Intersection types are denoted by the number of legs and angles. For example, a "T" intersection is a three-legged, right angle intersection. "Y" denotes a three legged, non-right angle intersection and "X" denotes a four-legged intersection of any angle. The intersection type is a physical parameter which affects the feasibility of future recommendations. The type of traffic control, signal phasing 1 , and the number of turn lanes and approach 1anes affect the capacity of an intersection and can be re 1at i ve ly easily modified, if necessary. The following characteristics have been verified and noted: - Type of Intersection - T, X, or Y - Type of Traffic Control - Stop Sign or Signal - Signal Phasing (where applicable) - 2 or 3 Phase Turn Lanes and Intersection Approach Lanes Table 18 summarizes these characteristics for all intersections between arterials, and between arterials and collectors in the study area. 1 A signal cycle is divided into phases. Each phase accommodates a specific movement of traffic. Two phases are the minimum for a regular traffic signal, allowing traffic to flow along one street while stopping the cross street traffic. - 53 - �- ...._.. - l l - r ~--- -~ t))) J -·-- • _j - -- -- -- ... -·-, ., • .. ' J ~ - l TABLE 18 EXISTING INTERSECTIONS INTERSECTION TYPE JRAFEIC CONJROL TRAFFIC PHASING TURN LANES Signal 2 Phase Left-WB, NB Right-EB Left-EB,NB Right-WB Left-EB Right-WB,SB,NB Left-WB,SB Right-WB,NB Left-EB, SB Right-WB Left-NB,SB,EB,WB Right-EB APPROACH LANES NORTH/SOUTH EAST/WEST Pontiac Trail West Road y Ladd Road T Signal 2 Phase Wa 11 ed Lake X Signal 3 Phase y Signal 3 Signal 2 Phase Signal 2 Phase E. West Maple S. Commerce y Decker Road X Phase J1 ~ 2 2 2 2 2 2 2 2 2 2 2 2WB, 3-EB West Maple Road Ladd Road Decker Road T X 4-Way Stop Signal 2 Phase Left-NB,SB,EB,WB 2 2 Left-NB,SB,EB,WB 2 2 1 1 1 1 1 1 2 2 Walled Lake Road Ladd Road X Stop on Ladd Angle Road y 3-Way Stop 14 Mile Road T Stop on 14 Mile y Stop on Decker S. Commerce Decker Road Source: Ann Arbor Planning Associates Field Study Left-SB Right-EB,WB �Traffic Volumes and Turning Movements I ~ I Information on traffic volumes was obtained in several ways. Most of the recent and historical traffic volume information was obtained from the Oakland County Road Commi~sion (OCRC) records. Some volume information was obtained from the Southeast Michigan Council of Government's (SEMCOG) files. The traffic volume on Walled lake Road was counted by an Automatic Traffic Recorder by the OCRC during April, 1989 at the request of the City of Walled lake. The intersection turning movement counts were recorded by the Consultant on mid-week days in April and May, 1989 during the afternoon peak period (4:00 p.m. to 6:00 p.m.). Table 19 shows the most recent traffic volume information available for Walled lake. The heaviest flow of traffic in the City of Walled lake is on Pontiac Trail between South Commerce and Walled lake Roads. The highest traffic flow occurs on this segment of Pontiac Trail during the afternoon peak period (between 4 p.m. and 6 p.m.). Table 19 also shows that the afternoon peak period has higher traffic volumes than the morning peak period (7 a.m. to 9 a.m.). Map 4 portrays this traffic volume information graphically . I - 't J . Map 5 shows the changes in traffic volumes on Pontiac Trail and E. West Maple in the City of Walled lake and just east of the City between 1976-77 and 198687. During that decade the traffic volume on Pontiac Trail inside the City of Walled lake increased by an average of 31 percent, and by 11 percent on E. West Maple Road. Just east of the City the increases in traffic volumes were 64 percent on Pontiac Trail and 48 percent on E. West Maple Road. Map 6 shows the turning movements of traffic at the intersections in the study area during the afternoon peak period. Not surprisingly, heavy turning movements were observed at the Pontiac Trail and E. West Maple intersection. The pattern of turns indicates that the segment of Pontiac Trail between S. Commerce and Walled Lake Roads serves as a major link in the route of east/west throughtraffic in Walled Lake. l_ More than half of the north bound traffic on Pontiac Trail turns onto north bound S. Commerce during the p.m. peak period. This indicates that Pontiac Trail also serves as a major link in the north/south route of through-traffic in Walled lake. The turning movements at the Walled Lake Road and Pontiac Trail intersection, and the traffic count ·on Walled Lake Road at 14 Mile Road imply that a substantial number of vehicles turn right onto north bound Pontiac Trail from west bound Wa 11 ed lake Road by cutting through on Liberty or Withera 11 and Nicolet Streets. This was confirmed by field observations. Observation of turning movements at the W. West Maple, Ladd, and Angle Road intersection shows that a substantial number of vehicles enter W. West Maple from Angle and north bound Ladd Road. This indicates that W. West Maple is also used as an east/west route to the developments west of Walled lake. - 55 - �r----- -:-··-• - -- __...._,__ .--- - ---- -. r--, .J •. ; -~-;-: - ---, J J TABLE 19 TRAFFIC VOLUMES ROAD BETWEEN ADJ {BI-DIR) 1 YEAR 8-9 AH 5-6 PH E. West Maple Haggerty and Welch East of Decker EastJiLPont i ac Tr . 15226 11358 12658 1986 1985 1986 895 825 1148 1259 OCRC* 1038 OCRC 1016_~ OCRC Decker North of Pontiac Tr. South of Pontiac Tr. South oLE._ West Map 1e 7838 10896 14502 1987 1987 1987 498 713 1053_ 793 1044 1458 Pontiac Tr. East of Welch West of Welch East of S. Commerce West of S. Commerce South of E. West Maple South of Walled Lake 10166 11450 10015 19677 23565 14221 1987 1987 1987 1987 1987 1987 737 712 621 1010 1302 900 1011 1130 865 1633 1948 1230 __ OCRC OCRC OCRC OCRC OCRC JKRC Walled Lake Angle and Pontiac Tr. at 14 Mile 9139 10611 1987 1989 463 821 748 864 OCRC OCRC Lad{J South of Anql e 5383 1988 451 687 CRC S. Commerce Asher and Pontiac Tr. 10000 1987 840_ __ _ _8_40 __ _SEMCOG ~ 1 ADT (BI-DIR) - Average Daily Traffic (Bi-directional) Sources: * Oakland County Road Commission ** Southeast Michigan Council of Governments SOURCE OCRC OCRC OCRC ~, .. J �,---1 ' ~ -~ 1· I ,..J c::7 _,,.I ~ •· ·) t!!r!!&ix;;;,;,:;tfA c::::;~~ 11-------1 'lQ Oakland Coooty Road Conmisston Southeast Michigan Council of Goverrvnenu ~ AVERAGE DAILY TRAFFIC CITY OF WALLED LAKE pl.,.., llcKENll4 UIOCIUEI, INCOIIPOAU[D cOffltnUnfty wban dH lgn I.HNAIIIO",u"-',.OUSOQAT~ 1armanat011 _., An,tA, . . . . . c:HgM mlehlg.n t,aAtpo,••--.,,_, ... • OAKLAND COUNTY MAP 4 • MICHIGAN lfLfl n I -- - �t· - ·- - ""'""I ) , --,~---.. '• - -- ; -1 I LEGEND •t··· 00,000 (87) Average Dally Traffic In 1987 00,000 (77) --- Average Dally Traffic in 1977 +00% - --- percent increase c:::J~ ,, . . ......... . .... ..,27 _ _ ._J ~ n-~~nl~Q I 111' I 36 I ,," , I JI IIII , IC, I -~~ " , _ d j ~ , c ;•- - - - ~ . .r~ I 11 i . mNP.~-,-;· .. u ..., ' Source: INCREASE IN TRAFFIC VOLUMES CITY OF WALLED LAKE llcKENNA AISOCIATES, INCORPO~ATED CM'lfnuntt)' plf.lWng fwmlngton hM11 Wben dHlgn m~hlgan - ~N 4AIOJI ~ . i Q .UIOaATD Tr.-.•~•••on ,.,,..,11, M11A,..,II~ • OAKLAND COUNTY Oakland County Road Coomfufon MAP 5 • MICHIGAN m..nn �r--- ·-- l .... :- r ·- 7 ..... 'I - ' LEGEND ® ---------- Vehicles/Hour Turning Left Vehicles/Hour Through Vehicles/Hour Turning Right __.. INTERSECTION TRAFFIC VOLUMES DURING P.M. PEAK CITY OF WALLED LAKE ......,..,.Q AIIOCIAlD McKfNHA ASSOCIATES, ttCOIIPORATEO NfH AAM>A cotntnunit)' p14tn1a r~Of'lhlll Mf!IAfNfMcHglifl ..t,;an Cleatgn ,nkhfgatt T1 anepM ■■ -.~r.i• • OAKLAND COUNTY • MAP6 MICHIGAN lJlfl n .-- - �'I . Accidents Accident summaries for the City of Walled Lake were obtained from the Oakland County Road Commission for the years 1985 through 1987. Accident records for Walled Lake Road were obtained from the Traffic Improvement Association of Oakland County. The accidents were classified as either "intersection" or "midblock" accidents, depending on where they occurred. "Intersection" accidents include all accidents occurring on any intersection approach roadway within 200 feet of the middle of the intersection. All other accidents are considered to be "mid-block" accidents. Accident rates were calculated to permit comparison of accident experience at different locations. "Mid-block" accident experience is summarized by: Total number of accidents in three years (1985-87) Number of accidents with injuries (1985-87) Accident rate (accidents/year/mile) r, I !, r. I- "Intersection" accident experience is summarized by: Total number of accidents in three years (1985-87) Number of accidents with injuries (1985-87) Accident rate (accidents/million vehicles) The number of accidents with injuries is provided to denote the severity of accidents at a particular location. Injury accidents are those in which at least one person, but perhaps more, was injured or killed. Note that the accident rate for "mid-block" (accidents/year/mile) is different than the rate for "intersection." The latter does not involve distance, but is normalized by the number of vehicles traveling through the intersection. Map 7 shows the mid-block accident experience in the City of Walled Lake for the period between 1985 and 1987. In general, the road segment with the worst midblock accident record is Pontiac Trail between Walled Lake and Decker Roads. During 1985-87 this segment had 242 mid-block accidents. The second worst segment is Walled Lake Road between Pontiac Trail and 14 Mile Road, which had 66 accidents during the same period. In contrast there were no accidents on Decker Road from 1985 through 1987, and only 3 accidents on Ladd Road in the same time period. The accident rate (accidents/year/mile) takes into account the length of a road segment and provides a comparative measure. The worst rate, 72. 44 accidents/year/mile was on Pontiac Trail between Decker and South Commerce Roads. This road segment also had one of the worst records in Oakland County. The OCRC ranked it as the 13th worst segment, out of more than 1000 segments in the County. For comparison, Ladd Road, with rate of 1.07 accidents/year/mile was ranked 1081st. Pontiac Trail from South Commerce to Walled Lake Road had an accident rate of about 55 accidents/year/mile, and Walled Lake Road from Pontiac Trail to 14 Mile Road a rate of about 30 accidents/year/mile . The severity of the accidents on Pontiac Trail is greater than that on other roads in the City. On Pontiac Trail between Decker and S. Commerce , 46 of 113 accidents (40.7 percent) involved injuries, while on other roads within the City only a quarter to a third of the accidents involved injuries. - 60 - �j ;--1 . .J II'---~---+-- LEGEND ~ - All Accidents - Accidents with Injuries - Accidents/Year/Mile c::)~ d·1 r- ( 'ic'> , I I 'j Source: Oakland Cou,ty Road Conmissfoo ~ MID-BLOCK TRAFFIC ACCIDENTS CITY OF WALLED LAKE McKEHNA AISOCIATH, INCORPOIIATEO comMUNty ~ fwft'Wngton hilt nan dHlgn m'ch'91n AHN AAIOR PLANNMO AHOCIATH Ttanapot\lllon An1lpjt Ann NW, .. chlg,in • 1985-1987 OAKLAND COUNTY • MAP 7 MICHIGAN lJlJ7 - n .-- �r !: Two factors contribute to the accident experience on Pontiac Trail. The road carries a high volume of traffic and serves as an arterial for through traffic while also providing direct access to the abutting land, taking on the functions of both a collector and local street. Table 20 gives the number of access points (curb-cuts, 'driveways, and other access points, excluding streets) onto Pontiac Trail between Decker and Ladd Roads. TABLE 20 ACCESS POINTS ONTO PONTIAC TRAIL r . I ·, Section Decker - S. Commerce S. Commerce - Maple Maple - Walled Lake Walled Lake - Ladd Length (mile) .52 .27 .51 .40 South Side North Side 16 8* 17 10 28 13* 21 9+ * includes some long undefined access areas + includes lake access area i. , Source: Ann Arbor Planning Associates Field Study The conflict between merging traffic from the residences and businesses on Pontiac Trail and heavy through-traffic contributes to accidents. A contributing factor to the accidents on Walled Lake Road is the fact that the road serves through-traffic as well as providing access to the abutting recreational and residential land. Residents from nearby neighborhoods walk to the lake, generating a great deal of pedestrian traffic along Walled Lake Road. l, Map 8 summarizes accident experience at intersections in the City of Walled Lake for the years 1985 through 1987. The worst accident experience in the City was at the intersections of Pontiac Trail between Walled Lake Road and Decker Road. During the period 1985-87, there were 61, 70, and 65 accidents at the intersections of Pontiac Trail with S. Commerce, Maple, and Walled Lake respectively. The corresponding accident rates at these intersections were 2.79, 1.97, and 2.24 accidents per million vehicles. Another intersection with high accident rate was at Decker and 14 Mile, with a rate of 2.11 accidents per million vehicles. Of the 61 accidents at the intersection of Pontiac Trail with S. Commerce during 1985-87, 27 (44.3 percent) were severe with injuries. The rate of 2.79 accidents per million vehicles was 59th in Oakland County. For comparison, the intersection of Ladd and Maple with an accident rate of 0.12 accidents per million vehicles was ranked 592nd in the County. - 62 - �r-·-·· t r:7 J ! ~-:-- 1 LEGEND • Total Accidents - Accidents with Injuries - Rate (Accidents/Million Vehicles ~ Source: Oakland County Road Commission ~~ " -~~lll ] r :.J_ 3Q Source: ~ INTERSECTION TRAFFIC ACCIDENTS CITY OF WALLED LAKE McKENNA ASSOCIATIES, INCOAPORATED communn, ~ v wb•n d . . lgn fannlnglOfl twit mk:Ngan ANH ARBOR PLANNIHO ASSOCIATES y,...,.,_.-.,.,. .,,.,,_. ~""'-... ch'a-" • 19as-19a1 OAKLAND COUNTY • Oakland County Road Conmfufon MAP 8 MICHIGAN lJlJl .-- .. - n �The contributing factors to the accidents at these intersections include the volume of traffic, the skewness of the intersections, and the number of access points near the intersections. Angle parking near the intersections of Pontiac Trail at Walled Lake Road, and Pontiac Trail at E. West Maple are also undesirable .from a safety perspective . Levels of Service Levels of service (LOS) were determined for all study intersections and arterials for the p.m. peak hours using standard methodology documented in the 1985 Highway Capacity Manual 2 published by the Transportation Research Board. Existing traffic conditions and existing traffic volumes were used in this analysis. This methodology determines a Level of Service from A through F, with A providing the best service and F, the worst. The following is a description of the Levels of Service for arterial roadways and intersections. Definition of LOS on Arterial Roadways Il , i ' L i l . Level of Service A describes primarily free flow operations at average travel speeds usually about 90% of the free flow speed for the roadway class. Vehicles are completely unimpeded in their ability to maneuver in the traffic stream. Stopped delay at intersections is minimal. Level of Service B represents reasonably unimpeded operations at average travel speeds usually about 70 percent of the free flow speed for the roadway class. The ability to maneuver within the traffic stream is only slightly restricted and stopped delays are not bothersome. Drivers are not generally subjected to appreciable tension. Level of Service C represents stable operations. However, ability to maneuver and change lanes in mid-block locations may be more restricted than in LOS B, and longer queues and/or adverse signal conditions may contribute to lower average travel speeds of about 50 percent of the average free flow speed for the roadway class. Motorists will experience an appreciable tension while driving. f C Level of Service D borders on a range on which small increases in flow may cause substantial increases in approach delay and, hence, decreases in arterial speed. This may be due to adverse signal progression, inappropriate signal timing, high vo 1umes or some combination of these. Average trave 1 speeds are about 40 percent of free flow speed. Level of Service Eis characterized by significant approach delays and average travel speeds of one-third the free flow speed or lower. Such operations are caused by some combination of adverse progression, high signal density, extensive queuing at critical intersections, and inappropriate signal timing . 2 Highway Capacity Manual, (1985). Special Report 209, Transportation Research Board, Washington, DC. - 64 - �l..; Level of Service F characterizes arterial flow at extremely low speeds below onethird to one-quarter of the free flow speed. Intersection congestion is likely at critical signalized locations, with high approach delays resulting. Adverse progression is frequently a contributor to this condition . Definition •of LOS at Intersections The level of service at intersections is characterized by the delay experienced by vehicles going through the intersection. Table 21 describes the LOS at signalized intersections in terms of stopped delay per vehicle. TABLE 21 [ LEVEL OF SERVICE AND DELAY AT SIGNALIZED INTERSECTIONS Level of Service {LOS) Stopped Time Delay per Vehicle (seconds) less than 5.0 5.1 to 15.0 15.1 to 25.0 25.l to 40.0 40.l to 60.0 more than 60.l A B C ! D E F I i.,. Source: ,. 1985 Highway Capacity Manual Levels-of-service at unsignalized intersections are stated in somewhat more general terms. Table 22 gives the level-of-service at unsignalized intersections in terms of delay. I; TABLE 22 LEVEL OF SERVICE AND DELAY AT UNSIGNALIZED INTERSECTIONS r . I j l - Level of Service (LOS) A B C D E F Source: I ,_ Expected Delay to Minor Street Traffic Little or no delay Short traffic delays Average traffic delays Long traffic delays Very long delays Queues and extreme congestion 1985 Highway Capacity Manual - 65 - �L. Levels of Service E and Fon arterials and at intersections are considered to be unacceptable conditions. The level of service on the arterial segments during the p.m. peak period was calculated using the travel time along the segments and intersection delays to determine the LOS3 • Travel time along the corridors was determined in April 1989 using the floating car technique, (i.e. study vehicle maintains the travel flow without passing). The resulting LOS on the arterial segments are shown on Map 9. I_ I t - The existing LOS during the p.m. peak period for signalized and unsignalized intersections is presented in Table 23. These results are also shown on Map 9. TABLE 23 I ' I LEVEL OF SERVICE AT WALLED LAKE INTERSECTIONS DURING P.M. PEAK PERIOD SIGNALIZED INTERSECTIONS I-, I Pontiac Pontiac Pontiac Pontiac Pontiac Pontiac E. West Trail Trail Trail Trail Trail Trail Maple at at at at at at at LEVEL-OF-SERVICE West Road Ladd Road Walled Lake E. West Maple S. Commerce Decker Decker Rd. B B C D C B B UNSIGNALIZED INTERSECTIONS I W. West Maple at Ladd Rd. Walled lake Rd. at 14 Mile S. Commerce at Decker Rd. B B C L Source: Ann Arboi Planning Associates I, An unacceptable level-of-service (LOSE) was found on Pontiac Trail between E. West Maple and S. Commerce Roads. Furthermore, most of the rest of the Pontiac Trail corridor between Walled lake Road and S. Commerce including the intersection with E. West Maple, was at LOS D, the lowest acceptable LOS. With these conditions, small increases in traffic volume could deteriorate the level of service and push it into an unacceptable level. - 66 - �~ ·7 -- ~ J - i . -, LEGEND @ C Level of Service at Intersection Level of Service on Roadway ~~ l -nlnd I ~i'··(.l1 1 ; 11 i 1 11 1rfl / z~' >-----------< 36 ~I I I I I I 1111 I I l..[I 1111 11111 1 ''" "I"" ((iJ!'.:'<~ . ~~/ \\I LEVELS OF SERVICE DURING~, .~ :_ ~\~=-=::j P.M. PEAK CITY OF WALLED LAKE lkK£HHA Al80CtATES, INCORPORATED c.ommunNy ,lfMlne "rba,n lk•lgn lemwtvton hlk mlch!Qan ... IMH .UM>R ~ .. O Alac:JCIATD ,,_,,., ""...,_,~.,, AnnN..., .. d,lgM • OAKLAND COUNTY • MAP 9 MICHIGAN lIITTH ) J �-. t j r i . I It should be noted that the LOS was calculated for the afternoon peak period, which in Walled Lake is the time of day with the highest traffic volumes. At other times of day the level of service is better . • Planned Transportation Improvements This section describes plans for transportation improvement projects committed or planned by the Michigan Department of Transportation (MOOT) and Oakland County Road Commission (OCRC) in the vicinity of the City of Walled Lake. The magnitude of traffic impacts of these projects on the City of Walled Lake is assessed. I ' Michigan Department of Transportation J lt • ( ' I . Haggerty Road Connector: The MOOT project with the most direct impact on the City of Walled Lake is the Haggerty Road Connector (HRC), M-9. The HRC will provide a higher capacity south/north connector between the intersection of 1-696/1-96 and Pontiac Trail at Haggerty Road. The HRC project is committed, though the final decision concerning the alignment had not been reached at the time this chapter of the plan was completed. In July 1987, the MOOT proposed the following four alternative alignments for the HRC to be studied. - Alternative 1 - No action. - Alternative 2 - Improve Haggerty Road from 8 Mile Road north to Pontiac Trail with no additional access to the freeway system. Alternative 3 - Provide access to existing Haggerty Road from the I-96/ I696/1-275 interchange. The connection with Haggerty Road would be just north of the intersection of 13 Mile Road and Haggerty Road. This alternative would include improvements to the existing Haggerty Road from the point of connection north to the vicinity of Pontiac Trail. i (_ ' l .. - Alternative 4 - Provide a new road on a new alignment west of the existing Haggerty Road with freeway access provided at the I-96/1-696/1-275 interchange. Pontiac Trail would be the northern connector to Haggerty Road. Maps showing the alignments of alternatives 2, 3 and 4 are in the Appendix. The Draft Environmental Impact Statement (DEIS) 4 , which provides an assessment of the four alternatives, was released in May 1989. The process of selecting preferred alternative involved a series of public hearings, the last of which took place on June 7, 1989. It is expected that the decision on a final 4 Michigan Department of Transportation, and the Federal Highway Administration (1989), "Draft Environmental Impact Statement for the Haggerty Road Connector, Oakland County , Michigan," Prepared by Envirodyne Engineering Inc. - 68 - �' I.• • alignment will be made by the Fall of 1989. However, it is quite clear that either Alternative 3 (a new interchange and westerly alignment up to 13 Mile Road, plus improvements on Haggerty Road from 13 Mile Road northward), or Alternative 4 (a new interchange and a new facility in a westerly alignment) will be selected. , Alternative 1 (do nothing), and Alternative 2 (no additional interchange connection) have been found to be unacceptable in the analysis of the Draft Environmental Impact Statement. Alternative 4-A, one of two variations on Alternative 4, was recommended by the Technical Advisory Committee during their May 1989 meeting. Accordingly, this alternative, which calls for a new roadway west of the existing Haggerty Road, currently has the highest probability of being selected. ''· . Both Alternatives 3 and 4 propose a controlled access boulevard, with three or four lanes in each travel direction, separated by a median with a minimum width of 84 feet. The right-of-way will be 410 feet at minimum. Alternative 3 would have service roads in each direction, with the existing Haggerty Road serving as one of these service roads. The existing Haggerty Road would remain unchanged and function as a service road under Alternative 4. With both alternatives, the HRC would be connected to the Interstate system via a new interchange located at I-96, midway between Haggerty Road and Meadowbrook Road. The cross roads will be widened on the approach up to five lanes at the intersection. There are two variations to both Alternative 3 and 4, 3-A and 3-8, and 4-A and 4-B, respectively. Alternatives 3-8 and 4-B deviate slightly from the linear south/north alignment of 3-A or 4-A in the vicinity of Black Spruce Bog, midway between 13 Mile and 14 Mile Roads (see Appendix). Table 24 shows the Average Daily Traffic (ADT) and the Design Hour Volumes (DHV) for E. West Maple Road and Pontiac Trail for the current year (1987), for the year when construction ends (1995), and the design year (2010). These volumes are from the DEIS. I • The DHV is the hourly volume on which the design of a facility is based. Typically, for existing facilities the DHV is the thirtieth highest hour volume recorded in a year. In urban and suburban areas the thirtieth highest hour volume usually corresponds to that for a normal peak hour. The DEIS indicates that daily traffic volumes on E. West Maple Road and on Pontiac Trail in the vicinity of Haggerty Road are expected: 1. To grow by about 75 percent by the year 2010 if the HRC is not constructed (from 18,100 to 31,400 vehicles per day, and from 13,400 to 23,300 vehicles per day respectively, under Alternative 1). This traffic growth is attributed to future land-use developments in Oakland County. - 69 - �TABLE 24 HAGGERTY ROAD CONNECTOR ESTIMATED TRAFFIC VOLUMES FOR 1987, 1995 AND 2010 AT CROSSROADS WITH HAGGERTY ROAD Alternative Road f ' !. '-· 1987 DHV 18,100 13,400 1,620 1,210 ADT 1995 2010 DHV ADT na na na na 31,400 23,300 2,800 2,100 Alternative 3 E. West Maple Pontiac Trail 21,600 16,330 1,720 1,500 26,600 21,800 2,170 2,000 Alternative 4 E. West Maple Pontiac Trail 20,300 21,700 1,880 1,900 31,600 35,400 2,930 3,100 Alternative 1 E. West Maple Pontiac Trail ADT DHV r .., I f • ADT - Average Daily Traffic DHV - Design Hour Volume na - Not Available l. t <.., Source: Mi chi gan Department of Transportation, Draft Environmental Statement Haggerty Road Connector Im12act 2. To grow more moderately under Alternative 3 than under Alternative 4. ADT on E. West Maple near Haggerty in the year 2010 is estimated at 26,600 under Alternative 3, versus 31,600 under Alternative 4. ADT on Pontiac Trail at Haggerty is estimated at 21,800 under alternative 3, versus 35,400 under alternative 4. 3. To be lower by the year 2010 under Alternative 3, than under the "do nothing" alternative. ADT on E. West Maple at Haggerty under Alternative 3 is estimated at 26,600, versus 31,400 under Alternative 1. ADT on Pontiac Trail at Haggerty is estimated at 22,800 under Alternative 3, and at 23,300 under alternative 1. 4. To remain virtually at the same level on E. West Maple . at Haggerty in the year 2010 under Alternative 1 ("do nothing") and Alternative 4 ("construct a new roadway"). ADT for E; West Maple is estimated at 31,400 under Alternative 1 and at 31,600 under alternative 4. - 70 - �,...... 5. To increase on Pontiac Trail at Haggerty by about 165 percent in the year 2010 under alternative 4. AOT is estimated to increase on Pontiac Trail at Haggerty from 13,400 in 1987 to 35,400 in 2010. I • l" , Impacts on Walled Lake: It is important to note that these traffic volumes are bi-directional, and estimated east of the City of Walled Lake, at the intersection with Haggerty Road. In the p.m. peak period much of this traffic at the intersections of Pontiac Trail and Haggerty and E. West Maple and Haggerty will be coming from Haggerty and proceeding north or turning east. In the a.m. peak period most of the traffic will be coming from the north and east onto the HRC. In both cases most of the traffic is moving away from Walled Lake since the HRC as proposed by either Alternative 3 and 4 will provide a good south/north route, east of the City of Walled Lake. Without the HRC (or other changes) much of the future southwest/northeast traffic would attempt to travel through the City of Walled Lake. It should also be noted that the HRC will probably stimulate more development just west of Walled Lake. In that case, there will be an increase in east/west traffic from the HRC to the areas west of the City, probably via E. West Maple, Pontiac Trail, and then W. West Maple Roads. However, this traffic will be in the direction opposite of the present peak flows on these roads. Alternative 3 which is estimated to generate less growth in traffic on Pontiac Trail and W. Maple than Alternative 4, is the preferred alternative for the City of Walled Lake. I• Completion of 1-696: MOOT is expected to complete the last rema1n1ng section of 1-696 in southeast Oakland County, from Telegraph Road eastward to 1-75, in late 1989. This will provide a continuous east-west corridor along the southern tier of Oakland County, south of the City of Walled Lake. This project will provide better connectivity between the City of Walled Lake, western Oakland County, and Macomb County. However, it is not expected to affect traffic in the City itself. New Interchanges on I-96/I-696: MOOT will construct two new interchanges on I-96/I-696, one in the vicinity of Haggerty Road as part of the HRC, and the second at Inkster Road. Construction of another interchange in the vicinity of Drake Road is also being considered, but is less certain at this time. These improvements will provide better access to I-96/1-696 south of the City of Walled Lake. Only the interchange at the Haggerty Road Connector will have an impact on the City by diverting through traffic from Pontiac Trail/E. West Maple Roads onto the Haggerty Road Connector. Other New Interchanges: MOOT proposed constructing new interchanges on M-59 at Squirrel Road to serve the Oakland Technology Park and the new Chrysler headquarters, and at 1-75 and Featherstone Road. These interchanges are expected to have little direct impact on the City of Wa 11 ed Lake. However, the new "Oakland Technology Park" could generate additional southwest to northeast traffic, with a small portion of it, possibly, going through the City of Walled Lake. - 71 - �,-· i The Corridor of Opportunity: The •corridor of Opportunity• is part of a longterm MOOT study, and is still conceptual at this time. The corridor is envisioned as a location for •high-tech• and research industries along M-59 from 1-96 (near Howell) easterly to 1-94 (near Mount Clemens). If this idea becomes reality, it _will create new jobs north of the City of Walled lake, and could add to the through-traffic through the City. Proposed Oakland County Road Commission Improvements i I\.. .""' The Oakland County Road Commission (OCRC) prepared two policy statements~6 in 1988-1989 which provide guidance for road development in Oakland County from the County's viewpoint. There are no definite commitments of funds for these proposed projects. Proposed Trunklines: The "Draft Report on Proposed State Trunkline Additions• prepared in 1989, lists three categories of trunklines in the Oakland County: I. Existing or committed trunklines 2. Proposed new trunklines with specific proposed alignments I L 3. Proposed new trunklines with no specific proposed alignment (just general area). f, 1 1 l • '. ; I I t .. From the view-point of the City of Walled lake, the most important proposed state trunkline with a specific alignment is the improvement of E. West Maple Road from the eastern border of the City eastward and the reclassification of this segment to State Trunkline. The report proposes that this trunkline be connected to Northwestern Highway (M-10) which currently ends at 14 Mile Road. The report also proposed a north/south trunkline west of the City of Walled Lake aligned along Milford Road between 1-96 and M-59. This proposed trunkline, would most likely eliminate the possibility of constructing a north/south connector along Benstein Road, between M-59 and 1-96. The Benstein Road extension would be a more desirable alternative for the City of Walled lake. The report further proposed a north/south trunkline, with no specific alignment as yet, north of the City of Walled lake from Elizabeth Road at M-59 northward, connecting to a new east/west trunkl ine at the northern borders of Oakland County. This northern · trunkl ine would probably generate more residential development north of the City of Walled lake and more traffic through the City. 5 Oakland County Road Commission, Planning & Development Department (1989), "Draft Report on Proposed State Trunkline Additions: Future Trunkline Conversion Projects•. 6 Oakland County Road Commission, Planning & Development Department (1988), •Report of the Oakland County Roads Commission Strategic Planning Process: 1988•, Volume I, October 1988. - 72 - �The "Report on Proposed State Trunkl ine Additions" does not represent the official policy of the OCRC. The Commission reviewed the draft but decided not to adopt the report. Capacity Improvement and Construction Needs: As part of its strategic planning process, the OCRC summarized its future needs for capacity improvements, paving, and construction during the next decades, including a series of maps indicating the specific locations. ,·\ Both West Maple Road and Pontiac Trail in the City of Walled Lake are included as needing capacity improvements. Benstein Road from West Maple to Pontiac Trail, and the Maple Road extension are included as needing new road construction. I I - Summary of Findings The City of Walled Lake is experiencing several inter-related transportation problems, the symptoms of ,which are congestion and traffic accidents. The contributing factors to these problems have been identified by this study as: 1. Lack of Road Hierarchy The system of roads in City of Wa 11 ed Lake does not have an adequate hierarchy. A well developed road network includes several "layers" -- a categorical hierarchy of roads -- each of which serves a specific level of traffic - local, sub-regional, regional, state or interstate. The foremost distinction among categories of road is between local streets and through-traffic roads. This distinction is made because of the substantially different street design required to serve local and non-local traffic. To eliminate conflicts among levels of traffic carriers, it is desirable to separate them as much as possible. All categories of roadways should be carefully integrated into a balanced circulation plan for the system to function well. The following is a definitions of common roadway classifications: !: ''I , Local or Minor Street - These roadways provide access to adjacent land and make up a large percentage of the total street mileage of cities while carrying only a small portion of the overall vehicle miles traveled. Local streets should provide access to collector streets. Ashtan is an example of a local street in Walled Lake. Collector Streets - Collector streets provide access to local streets or directly to abutting properties. Their purpose is to collect vehicles from local subdivisions and distribute them to local destinations or to arterials. Collector streets can provide internal circulation and access to nonresidential areas such as industrial parks and major shopping centers. Ladd Road is an example of a collector street in Walled Lake. - 73 - �. \ I I !· I I ; Arterials - Arterial roadways provide continuity over long distances. Arterials carry traffic from collectors to major activity centers, freeways, and other townships and cities. These roads serve through traffic and may provide access to abutting properties and minor intersecting streets. Some access control is desired, e.g., minimizing curb cuts and providing parallel marginal access roads for strip commercial development. Arterials can be further classified into major arterials and minor arterials. Generally, major arterials carry over 10,000 vehicles per day, and minor arterials carry between 5,000 and 15,000 vehicles per day. Residential lots are generally not given direct access to arterials, even minor arterials. Pontiac Trail is an example of an arterial in Walled Lake. A basic problem in the City of Walled Lake is the lack of a hierarchy of roads and the inadequate separation of local traffic from through-traffic. The arterials through the City also function as residential/local streeti. This contributes to traffic accidents and to deterioration of the adjacent residential environment. ! L Walled Lake severely lacks the second tier of roads, namely the "collectors," which play an intermediary role between local streets and arterials. Solutions to this problem involve the development of a circulation plan for the City. This would include connectors between subdivisions and between subdivisions and arterials and would provide for an orderly and controlled movement between the major and secondary networks, while allowing flexibility of individual development proposals. 2. Through-Traffic Most of the traffic flow in the City of Walled Lake, particularly during the morning and afternoon peak periods is through-traffic, generated by residents of surrounding communities, who use the City streets in their daily work commutes. The lakes area north of the City of Walled Lake has been experiencing continuous residential growth. At the same time employment centers have been growing in the communities south, west and east of the City, along the 1-96, 1-696, 1-275, and M-14 corridors. This growth pattern leads to a south-bound morning commuting flow through the City, and north bound commuting flow during the afternoon peak period. L , r .. I I I , Because of the existence of lakes and wetlands in the area north of Walled Lake, the prominent grid pattern of arterials of southeast Oakland County changes to diagonal and meandering alignments in this part of the county. Without other alternatives, the north-south commuter route penetrates the City along Pontiac Trail, and along Walled Lake Road. The physical discontinuity of the West/East W. Maple Road in the City also contributes to through-traffic by adding some of the east/west traffic onto Pontiac Trail. The City of Walled Lake is located in the midst of a commute route. It is affected by the residential and commercial growth in surrounding areas, over which it has no control. - 74 - �3. Lack of Road Network r~ !I •\ A good road network minimizes the travel distance between any two points in the system. A grid pattern is suitable for a road network in flat terrain. Because .of the geographical constraints of the wetlands and lakes, described above, the road system in the vicinity of the City of Walled Lake has evolved into a shape of a funnel, rather than a network. The inefficiency of the funne 1 system is that a movement between two points requires a movement through the funnel, which in the case of Walled Lake is Pontiac Trail. Traffic from most arterials, and many local roads are channeled into this funnel. In order to relieve the pressure on Pontiac Trail, and to move toward a more efficient road network configuration, east/west and north/ south links should be added to the existing road system. This could be achieved by constructing the Maple Road Connector to allow for east-west movement, and by extending Benstein Road to Pontiac Trail to allow for a direct north-south movement. 4. Excessive Number of Access Points ..' Because the City of Walled lake lacks a road hierarchy, and in particular collector roads, residents and shoppers access the arterials almost at any point. There are a large number of access points (and strips} along the major arterials of the City. In contrast to other transportation problems over which the City has very limited control (i.e. through-traffic), solutions to this problem are within the City's jurisdiction and control. The City could reduce the number of access points through restrictive ordinances and through the development of a system of control points. Control points are points of entry and egress from different land areas (e.g., access to an industrial or commercial areas or groups of subdivisions). 5. Capacity on Pontiac Trail .L I' i The essence of the transportation problem in the City of Walled lake is Pontiac Trail. Pontiac Trail (within the City}, together with Walled lake Rd. ( a1ong the lake), and West Maple (east of Pontiac Trail} carry the largest traffic volumes, and exhibit lower levels of service and the highest accident rates. Historically, Pontiac Trail evolved from a non-motorized route into a major arterial required to carry large volumes of throughtraffic. Most of the through-traffic in Walled lake follows Pontiac Trail because of the lack of east/west and north/south network links. In order to reduce traffic problems in the City of Walled lake, and to make the transportation system more efficient, efforts should be focused on relieving pressure on Pontiac Trail. This could be achieved by increasing the capacity of Pontiac Trail itself, by creating a fully developed road network, which would divert some of traffic currently channeled onto Pontiac Trail, and by developing a good circulation system which would reduce the local traffic on Pontiac Trail. - 75 - �r, I i 1 RECREATION ANALYSIS I, ,...., l I ' I • .' . '. I Descriptio11 of Planning Process This analysis is the most recent of several planning documents pertaining to parks and recreation that have been prepared for the City of Walled Lake since the 1960's. The previous Master Recreation Plan was approved by the City Council and the Michigan Department of Natural Resources in 1978. This plan was subsequently updated in 1982, and again was re-submitted to the MDNR for approval . This analysis, which will be separated out as the 1990 Master Parks and Recreation Plan, was prepared by the City's Planning Commission in conjunction with preparation of an overall master plan for the City. The Planning Commission is responsible for planning the physical development of the City, including community and parks and recreation facilities. The plan was prepared with the assistance of McKenna Associates, a planning consulting firm, and with the active involvement of the City administration. Following initial review of the plan by the Planning Commission, the plan was submitted to the Parks and Recreation Commission and City Council for further review and refinement. Throughout the process, all meetings were open to the public. Notices were posted beforehand as required by the Open Meetings Act. Since 1982, the City has worked to complete several projects proposed in the earlier plan, including the following: I • I ·-· Project Year Source of Funds 1982-83 Installation of fitness trail at Sims Park. General Fund 1983-84 Installation of fitness trail work stations at Sims Park. General Fund 1986-87 Paving of Sims Park parking lot; installation of General Fund swimming area buoys and new signage at Mercer Beach; Installation of playground equipment and fencing at Marshall-Taylor and Pratt Parks. 1988-89 Installation of grills, picnic tables, and a swing set at Mercer Beach. I. l. General Fund Administrative Organization Parks and recreation services are provided by the city government and the Walled Lake Consolidated School District (see organization chart, Figure 4). The City owns and maintains a number of parks sites, and hires part-time staff in the summer to assist in recreation and special events programming. The School - 76 - �r i ! I District maintains three school sites in the City, and has a full-time staff in charge of community education and recreation. A Parks and Recreation Commission has been established by ordinance to act as an advisory • body to the City Council (Chapter 32 of the City Code). The Commission consists of seven members as follows: one member of the Planning Commission, one member recommended by the Wa 11 ed Lake Consoli dated School District, and five members who are residents of the City. The Parks and Recreation Commission meets one a month or as necessary. All meetings are open to the public with notice posted beforehand at City Hall. [ The Parks and Recreation Commission principally advises the City Council on matters re 1ated to parks facilities and operation and seasona 1 programming. The City Manager and Director of Public Works share the responsibility for implementing the parks and recreation program. The responsibility for recreation programming in the Walled Lake Consolidated School District rests with director of the Community Education Department. In addition to recreation and leisure activities, this department is responsible for community service programs, adult high school completion, special events programming, and other community education programs. Recreation facilities owned by the schools are maintained by school district maintenance staff and part-time seasonal employees. Inventory of Existing Facilities Overview There are currently five City-owned parks in Walled Lake: Sims Park, Pratt Park, Marshall-Taylor Park, Mercer Beach and Riley Field (see Maps 10 and 11). There are also indoor and outdoor recreation facilities located at Walled Lake Elementary and Decker Elementary Schools and Walled Lake Junior High School. Nearby regional facilities include Proud Lake State Recreation Area, Commerce Township Park, Highland State Recreation area, Kensington Metropolitan Park, and Bloomer State Park. Six golf courses, a campground and a number of lakes are also within close proximity to ' the City. Private and commercial recreation facilities within the area include two gun clubs, a roller skating rink, a batting cage facility and the Multi-Lakes Conservation Club. r 'I Municipal Facilities Municipal and public school recreation sites within the City of Walled Lake and their facilities are described in Table 25. In terms of total acreage, the City government is a minor provider of recreation facilities when compared to the local school district. The five municipal parks in Walled Lake range in size from O. 25 acres to over 15 acres. They include a community wide park, two neighborhood oriented parks, a little league ball field, and a beach with picnic areas and play equipment. The City parks are locally oriented and are designed to serve a variety of outdoor recreational needs for the residents of Walled Lake. - 77 - �Figure 4 r-. II ,I I CITY OF WALLED LAKE PARKS AND RECREATiON PROGRAM n ORGANIZATIONAL STRUCTURE r ., RESIDENTS OF WALLED LAKE [ ' ' ------- I MAYOR AND CITY COUNCIL WALLED LAKE SCHOOL BOARD I I· ! l_ PARKS AND RECREATION COMMISSION ._ ___ ■ CITY MANAGER SEASONAL RECREATION STAFF SUPERINTENDENT DEPARTMENT OF PUBLIC WORKS PARKS MAINTENANCE l __, - 78 - ' COMMUNITY EDUCATION DEPARTMENT LEISURE AND RECREATION PROGRAMING SCHOOL BUILDING AND GROUNDS MAINTENANCE �r-· i~ I♦ r-: I, HIGHLAND ' ., i : C04MERCE BLOOMER STATE 1----PARK NO. 1 4-<:ficf~Jl¥-i PROUD 1 LAKE STA~E RECREATION AREA . ,.._a,~;;~. ' . • ,,:,,.►o.~~ ~r.~~~:; · ,~ ~:k~ :-<: WI.VERINE l. rm ~"- r·• I < I .c .i FARMINGTON HILLS I - I , L LYON ' ..' L :r ; '~ l._. ~ REGIONAL RECREATION FACILITIES '. ~ REGIONAL P.ARKS & RECREATION FACILITIES CT) MAP 10 M~Kenna Associates, lncorpOfated Community P1aming • Urban Design F~rmington Hills. Michigan �,·- I • I l V . "........... _ _ _ __J - 21 L, i1.., I \' WALLED LAKE JUNIO RK -~=·=····-t - WALLED LAK ELEMENT AR I·• ! II ,. PARKS & RECREATION FACILITIES CITY OAKLAND Ml!iK.,._ Aqoc;.ialea, lncOl'POf&led ~ "'--g . t>~ °"91 Fwnwtg1:an ..._ Mocnoan OF MAP 11 WALLED COUNTY • LAKE MICHIGAN _,,, ~ �TABLE 25 PARKS AND RECREATION FACILITIES ,--, I ii Site Size (Acres} Type a. Sims Park 15.10 Community Park (3) Basketball Courts; (1) Tennis Court; (1) Ballfield; Fitness/ Jogging Course; Play Areas with Equipment; Picnic Areas with Grills; (1) Pavilion. b. Pratt Park 0.25 Mini-Park Play Area with Park Equipment; Picnic Area. c. Marshall-Taylor 1.30 Mini-Park (1) Ballfield; Park Play Area with Equipment; Picnic Area. d. Mercer Beach 0.08 Special Use Park Beach Area; Picnic Area with Grills; Play Area With Equipment. e. Riley Field 1.10 Special Use Park (1) Little League Baseball Field. a. Walled Lake Junior High School 14.90 Neighborhood Park (1) Football Junior High Field and Track School (lighted with bleachers); (1) Soccer Field; (1) Baseball Field; (1) Strengthening Gymnasium; Multi-Purpose Room. b. Walled Lake Elementary School 8.50 Neighborhood Park (2) Ballfields; Elementary (2) Basketball School Courts; Play Areas with Equipment; Gymnasium; Multi-Purpose Room. c. Decker Elementary School 7.60 Neighborhood Park (2) Ballfields; Elementary (2) Basketball School Courts; Play Areas with Equipment; Multi-Purpose Room. Park/Faci 1i t:t Facilities 1. City Owned Facilities i • L ! I i ( J . '' . 2. School Owned Facilities 1 i . L~ Source: City of Walled Lake Recreation Plan, 1982 and McKenna Associates, Inc . Survey, April 5, 1989. - 81 - �L School Facilities The three school facilities located in the City, Walled Lake and Decker Elementary Schools and Walled Lake Junior High School, range in size from 7.6 acres to almost 15 acres. These properties account for over 63 percent of the . total acreage of recreation facilities within the City. They mainly serve the residents of the neighborhoods in which they are located, although the facilities which are intended to serve the recreation needs of all residents of the Walled Lake Consolidated School District. I., Recreation Programs r, L ,..... (' I . '· I L - The Walled Lake Consolidated School District conducts a complete recreation program for all age groups. Individual programs include baseball, softball, basketball and volleyball leagues, organized activities for children including a youth summer day camp, golf and fishing tournaments, special programs such as trips to plays and sporting events, dance and swimming classes, and a variety of adult and senior citizens programs. These programs are available to all School District residents, with some registration and activity fees required. Recreation programs are provided by the school district's Community Education Department recreation programming staff. The school district maintains recreation facilities and conducts its programs at the two high schools, two junior high schools and five elementary schools within the district. The school facilities contain a variety of indoor and outdoor recreation facilities all of which are available to school ·district residents either for no charge or for a nominal fee. Use of these facilities is first available to school athletic teams and for scheduled programs and then open to the general public on a request basis. Private Facilities L, Several privately owned recreation facilities are also located in Walled Lake. Although use of these facilities is limited to those who can afford the fees, they do address certain recreation needs. Private recreation facilities include West Oakland Rollery, Detroit Gun Club, and the Batting Complex. There are also a number of private recreation facilities located within local condominium complexes and at common areas associated with a few residential subdivisions within the City. Private access to the lake and dock areas are also provided for several residential developments and complexes around the lake. Parks Classifications For planning and management purposes, recreation professionals classify park and recreation facilities based on the type of facility and expected usage. The following classifications are applicable in the City of Walled Lake: • Mini-Parks. Mini -parks are small, specialized parks, usually less than an acre in size, that serve the needs of residents in the surrounding neighborhood. A mini-park may contain a children's play lot, or serve as a - 82 - �greenbelt, or provide a sitting area for senior citizens. Marshall-Taylor Park function as mini-parks . ' _,' • Neighborhood Parks. Neighborhood parks are typically multi-purpose faciliti~s which serve as the focus of recreation activity for an entire neighborhood. Neighborhood parks are generally 15 acres or more in size, and typically contain areas for active recreation, such as ball fields, play lots, and tennis courts, as well as areas for quiet recreation activity, such as walking, sitting or picnicking. The junior high school and two (2) elementary schools within the City function like neighborhood parks, although they are deficient in terms of size. • Community Parks. Community parks typically contain a wide variety of recreation facilities to meet the diverse needs of residents from several neighborhoods. Community parks are generally 25 acres or more in size. These parks typically contain areas for active and quiet recreation, plus other facilities not commonly found in neighborhood parks, such as nature trails, gardens, or a nature interpretive center. Sims Park functions like a community park, although it is deficient in terms of size. • Regional Parks. Regional parks are typically located on sites with unique natural qualities which are particularly suitable for outdo·o r recreation such as picnicking, boating, fishing, swimming, camping and trail uses. Such parks generally exceed 200 acres in size. Regional parks typically serve several communities, although most users are within one hour driving time. There are no regional parks in Walled Lake, although Proud Lake State RecreatiQn Area is located in close proximity in Commerce Township . • Private and Special Use Facilities. Private or special use facilities are typically single-purpose recreation facilities, such as golf courses, nature centers, marinas, conservatories, ski areas, and facilities for the preservation or maintenance of the natural or cultural environment. Mercer Beach and Riley Field are both special use facilities in Walled Lake. Private recreation facilities in the City were identified earlier in this section. i , r-· I L, ' 1 I I L, ,. : ' I I ' ' - Pratt Park and Recreation Deficiencies Table 26 ' compares the City's park land acreage to recommended standards, based on current and projected population. Comparison of Walled Lake parks and recreation resources with the published standards reveals that certain aspects of the system could be improved. The figures indicate that if the school sites are counted in the park acreage figures, the City has adequate mini-park and neighborhood park acreage for the current and projected population. Continued residential growth will create the need for additional mini-park and community park facilities in the future. The system is deficient in the amount of acreage allocated for community parks. According to accepted standards, the City has about 15 acres of community park land; eventually community parks should occupy about 40 acres in the Citys. - 83 - �The City is also deficient in regional park acreage, but due to the limited size of the City, it would be impossible to develop a regional park of adequate size with the appropriate facilities within the City. Proud Lake State Recreation Area in adjacent Commerce Township is one of several nearby regional parks which serve City residents. The raw numbers do not address the quality of existing parks and recreation facilities. Upon closer examination, deficiencies or limitations are apparent because of the location, useability, level of development and individual size of existing park lands. These include: r~ i l.., r .. I 1. Limitations on Site Size. Most of the existing City parks are deficient in terms of size based on accepted standards. As the population increases, these parks could be subject to overuse because of their limited size. 2. Reliance on School Sites. The neighborhood parks within the City are all located at local schools sites. The cooperation between the City and School District provides for efficient use of the land. Nevertheless, there are limitations associated with having all of the neighborhood park facilities on school sites. 3. Closure of Walled Lake Junior High. Walled Lake Junior High School is scheduled to close in the fall of 1992. This action could possibly eliminate one of three neighborhood parks in the City and reduce the total acreage of parks in Walled Lake by 30 percent. f ' I l • I L- 4. Distribution of Park Sites. Park sites in Walled Lake are not evenly distributed throughout the City. Thus, accessibility to park facilities is not equal for all residents. 5. Types of Parks. Some areas of the City are not served by certain park types such as mini-parks and neighborhood parks, particularly in the east and southeast portions of the community. Continued growth in Walled Lake could eventually result in portions of the City being underserved. Table 27 addresses concerns about the quality of recreation facilities by comparing the actual facilities available to recommended standards, based on a projected population of 8,000. The table reveals that tennis courts and picnic facilities will be needed. The table further reveals that Walled Lake residents are not currently provided with various facilities, such as an outdoor community swimming pool, a fishing pier and nature or hiking trails. This evaluation, which is based on recommended standards, must be considered in relation to local conditions and needs. For example, many communities conform to the numerical standard for baseba 11 fields, but the fields are not in satisfactory condition for organized league play. The residents of each community express an exceptional interest in a few specific recreation activities, creating a greater need for certain recreation facilities than is specified by the recommended standards. - 84 - �TABLE 26 I ;~ COMPARISON TO PUBLISHED RECREATION STANDARDS MiniParks Neighborhood Parks Co11111unity Parks Private and Special Use Facilities Minimum Acres Per 1000 Population 0.25 2.0 5.0 Variable Estimated Existing Acreage 1.6 31.0 15.1 1.18** {: Acres Needed for Existing Population (5,703) 1.4 11.4 28.5 Existing Acreage as a Percent of Desired Minimum 114.3% 271. 9% 52.9% Acres Needed for Projected Population {8,000) 2.0 16.0 40.0 Existing Acreage as a Percent of Desired Minimum 80.0% 193.8% 37.8% [. ' (** Does not include acreage of private recreation facilities within the City). Based on National Parks and Recreation Standards - 85 - �TABLE 27 RECOMMENDED RECREATION FACILITY STANDARDS I I r" ! ! I Facility ,.. I I I ReCOll'l'llended Facilities per 1,000 Population Existing Facilities Facilities Needed For Projected Population of 8,000 Projected Deficiency Ball fields 1/5,000 9 2 Adequate Basketball Courts 1/5,000 7 2 Adequate Football Fields 1/30,000 1 1 Adequate Tennis Courts 1/2,000 1 4 3 Courts Soccer Fields 1/10,000 1 1 Adequate Volleyball · 1/10,000 3 1 Adequate Playgrounds 1/3,000 7 3 Adequate Fitness/Jogging 1/10,000 1 1 Adequate Beach 1/25,000 1 1 Adequate Picnic Areas None Published 5 Picnic Tables None Published 10 Outdoor Swimming Pools 1/40,000 0 Boat Launches (parking) 1/400 0 Fishing Piers 1/100,000 0 1 1 Pier Hiking/Nature Trails (miles} 1/5,000 0 2 2 Mil es of Trails ' Source: Adequate Continued Improvement Required 1 1 Pool Provide Parking When Required Based on standards published by the National Parks and Recreation Association and the Michigan Department of Natural Resources. - 86 - �Residents' Preferences and Needs r• I I . • l In order to assess local recreation needs, the Planning Commission was consulted to obtain their perception of the need for parks and recreation facilities. In general, the Commission indicated that existing recreation facilities are · generally adequate for the existing population but that new facilities must be developed to serve future population growth. While recognizing the recreation deficiencies that currently exist and those that are anticipated in the City due to population growth, the Planning Commission identified certain specific recreation needs as follows: r, - New parks are needed to service all areas and residents of Walled Lake, in particular the southeast s~ction of the City. l - Every new residential development in the City should provide park facilities, requirements of which should be provided for in the master plan and zoning ordinance. Residents in areas surrounding new residential development should be surveyed to determine if they want new parks and, if so, what type of facilities are desired. I' I l. The Planning Commission and City staff offered the following additional comments concerning City and school district recreation facilities: City-Owned Facilities r. a. ; I ,_ Mercer Beach 1. The beach is the most valuable and unique recreation resource within the City. Every effort should be made to make it more useable, convenient, and enjoyable for more residents of Walled Lake. 2. There is purchase purchase piece of 3. A concession stand and permanent restroom facilities are needed. These could be developed in conjunction with the additional parking. 4. There is a need to acquire and develop additional public beach property. ',I __ l., b. a need for additional parking. The City once attempted to a parcel for parking but could not reach an agreement to the property. It is still felt that the City should buy a property and develop it as additional parking for the beach. Sims Park 1. Alternative access is needed to the site. The current park design does not provide adequate access to the north end of the property. Alternative designs could include access off Decker Road and a culde-sac to the rear of the park. - 87 - �i. ' [~ n c. f'. 2. The construction of a comfort station at the park should be considered . 3. The existing ballfield has not been adequately maintained. It could possibly be upgraded for league play if redesigned. However, due to the close proximity of surrounding residences, any upgrading should not include the installation of lights. Riley Field 1. There is a need for a substantial number of additional parking spaces. 2. The ballfields needs to be re-graded, drainage should be installed, and the fields should be re-seeded. 3. The installation of permanent drinking fountains facilities should be considered. I , I d. and restroom Marshall-Taylor Parle 1. This park site could be better designed to serve as a safe play area for children. For example, and a crosswalk should be installed, and additional facilities constructed. 2. The obsolete well house on the site could be removed to provide for expansion of the park. Additional facilities that could be added include a tennis court and off-street parking. ,· I l e. Pratt Parle 1. Tennis courts are needed in the City and could be developed behind City Hall. Additional parking may be required. School-Owned Facilities I I'. Even though the three school sites in the City function like neighborhood parks, they are currently inadequate with regard to site size, types of equipment and facilities, and accessibility to some of the City's neighborhoods. Consideration should be given to development of these recreation sites with more neighborhood park type facilities such as picnic areas. As previously discussed, a key concern with regard to the continued provision of recreation facilities by the public schools is the impending closure of Walled Lake Junior High School. If the school is closed, the City will lose an important neighborhood park facility and will be deficient in terms of overall park space. Alternative plans for the development of a new neighborhood park to replace the junior high school facility should be considered. - 88 - �In order to obtain another perspective of recreation needs, a survey of City department heads was completed by McKenna Associates, Inc. in June, 1989. City staff indicated that the total number of park sites, indoor recreation facilities, and the majority of outdoor recreation facilities were adequate. The staff further indicated that most recreation needs not provided by the City · are address~d by the school district programs and facilities. The department heads did identify the need for additional mini-parks for residential neighborhoods and subdivisions, baseball fields, boat launches, fishing piers, and restrooms and a concession stand for Mercer Beach. r L ; In an effort to more thoroughly assess recreation needs of the citizens of Walled Lake, it is recommended that the City conduct a rec re at ion needs survey to determine the precise leisure interests and needs of residents. A survey conducted by the City would provide results that could be used to develop a locally-based set of recreation facility standards. The Planning Commission verified the need for such a survey, indicating that the needs may be changing as the population rapidly grows. Long-Range Goals ' (. I 1... Walled Lake is embarking on a new era in recreation planning, caused by continued residential growth, the possible closure of a major recreational facility in the City, and the need for additional parks and recreation sites to serve all residents. Based on the analysis of existing facilities and local recreation needs, the following long-range goals have been established for the City of Walled Lake (see Map 12): 1. Expand Recreation Opportunities. Increase recreation opportunities, particularly outdoor park facilities, that meet the needs of all segments of the population including youth and young adults, the elderly and the handicapped. 2. Address Residents' Preferences. Provide parks and recreation facilities and programs that are based on the preferences of residents in Walled Lake. 3. Maintain Fiscal Responsibility. Develop parks and recreation facilities and programs based on a sound fi seal po 1icy. Consider the use of volunteers, state and federal funding programs, and other funding sources. 4. Natural and Aesthetic Qualities of Parks. Provide parks and recreation facilities that not only satisfy recreation needs, but also complement the topography and natural terrain and contribute to the aesthetic quality of the City. 5. Cooperate with the School District. Cooperate with the Walled Lake Consolidated School District in the planning and programming of parks and recreation facilities. Written agreements of cooperation should be entered into when appropriate. l " l _, ,- - 89 - �...., i l .,......_ 6. Reduce Duplication of Services. Strive to reduce duplication in recreation services. Overall recreation planning should consider existing facilities and programs offered by the school district and other agencies . 7. Consider Maintenance Needs. Consider the cost of maintenance and operation in designing new recreation facilities. Projections of costs should be compared to future revenue projections for the life of the facilities. 8. Upgrade Existing Facilities. Maximize the use of parks and recreation facilities by upgrading existing facilities. 9. Improve Accessibility. Improve the accessibility to parks and recreation facilities and programs, particularly for youth, young adults, elderly and handicapped residents. 10. Continue the Planning Process. Maintain the ongoing parks and recreation planning process. The parks and recreation plan should be reviewed and updated annually. r" r ( : ,-'. i I ;- r Parks and Recreation Objectives Following are the City's objectives for the development of parks and recreation facilities in Walled Lake: I. Comunity Parks. Continue to develop Sims Parks as a community park. Emphasis should be on improving accessibility to the rear (north) portion of the park and installation of new facilities. The City should also explore opportunities to acquire a new site for a community park to replace the Junior High School Site. Possible locations that should be explored include the seven-acre fill site east of Pontiac Trail and north of the railroad, or wetland areas located west of Pontiac Trail and north of the railroad. 2. Neighborhood Parks. As the remaining vacant land in the City is developed make certain that adequate land is set aside for recreation use. Require developers to set aside a portion of each residential site that is developed for residential use. 3. Waterfront Development. Explore opportunities to acquire additional lakefront property for public beach use. Also, acquire adjacent land to expand Mercer Beach if the opportunity arises. 4. Additional Recreation Facilities. Expand the range of recreation facilities available to City residents. Facilities which are needed include tennis courts, picnic facilities, outdoor swimming pool, a fishing pier, exercise trails, and ball field improvements . Construction of adequate support facilities, such as restrooms, concession stands, offstreet parking, and barrier-free facilities, are also very important to make the best use of the parks. ( I 'L. !" i '' - 90 - �.. '' . I , 5. Optimize Park Use. Optimize the use of all parks and recreation facilities through multiple use of park space, adequate maintenance, and timely repair and replacement of facilities. 6. Recreation Programs. Continue to support and expand recreation programs in cooperation with the Walled lake Consolidated School District. 7. Acquisition and Expansion. Consider purchasing additional land for parks and recreation use before the price of land escalates to a level that would make acquisition infeasible. Land acquisition efforts should be guided by two principal objectives: the need for uniform geographic distribution of facilities and the need for adequately-sized parks. With respect to acquisition and expansion, consideration should be focused on the following: !'"' i l . ,-~ ... .'' , t I l a. Possible utilization of obsolete well sites and stormwater retention areas for recreation purposes. b. Possible acquisition of land in the southeast part of the City to serve the recreation needs of existing residents. c. Possible utilization of wetland areas for recreation purposes. (. 8. Needs Survey. A recreation needs survey should be completed within the next three years to determine with greater accuracy the recreation needs and desires of residents. 9. Parle Design and Landscaping. Enhance the appearance of a11 parks, recognizing the significance of parkland to the overall character and image of the City. A five-year landscaping/tree planting and lighting program should be developed for all parks. I '! t. Five-Year Action Program Specific projects under consideration included in a five-year plan include the following: 1. f - ! r· I . Improvements to Mercer Beach. This project would include construction of permanent restrooms, a concession stand, and acquisition of land for construction of a parking lot. Expansion of the park should be considered, should additional land become available for purchase. Timeframe: 1990-1991 Cost: $55,000 (Costs of possible acquisition of land for beach of parking to be determined.) Anticipated Sources of Funding: Quality of life recreation bond funds, LWCF, city general funds. - 91 - �2. Improvements to Sims Park. This project would include acquisition of land for a new access road, construction of an internal drive to provide vehicular access to the back portions of the site, construction of a comfort station, and installation of new recreation equipment . • Timeframe: 1990-1995 Cost: Anticipated Sources of Funding: Quality of life recreation bond funds, LWCF, city general funds. r--~ L, r·~ $185,000 3. L r~ ' Acquire Land for Replacement of Junior High School Site. This project wQuld include acquisition of land plus preparation of a design plan for the new park, grading and seeding, installation of recreation equipment, and installation of fencing and landscaping. Timeframe: To be undertaken when the Junior High School is vacated in 1992. The actua 1 construction would occur over severa 1 years, extending beyond 1995. Cost: $217,000 (plus land acquisition costs to be determined when a potential site is identified) Anticipated Sources of Funding: Quality of life recreation bond funds, city general fund. 4. Improvements to Riley Field. This project would include construction of additional parking, grading, drainage, and re-seeding of the ballfield, and construction of restroom facilities. Timeframe: Cost: 1993 $56,000 Anticipated Sources of Funding: Quality of life recreation bond funds, city general fund. 'l, 5. Improvements to Marshall-Taylor Park. This project would include installation of fencing around perimeter of site, construction of tennis courts and parking, and installation of a cross-walk. Timeframe: Cost: 1993 $91,000 Anticipated Sources of Funding: Quality of life recreation bond funds, city general fund. - 92 - �6. 1- L Prepare Design Plans for New Park at Former Well Site. Timeframe: 1990-1991 (Actual construction would occur over a period of several years, extending beyond 1995.) Cost: I I. .. $8,000 Anticipated Sources of Funding: r L., r-- 1 I \ ., i ( . I. l l . - 93 - City general fund. �27 \ I . ' · ~ LL E D L A KC ~ ] - IMPROVEMENTS TO EXISTING PARKS & RECREATION FACILITIES Ill- NEW PARKS & RECREATION FACILITIES PROPOSED PARKS & RECREATION FACILITIES CITY OAKLAND M!iK.,._ Aa.-oc.JM e a. lnco,oo,et.O C~ y P1air--o • Urban 0.--o,t F" arnw,gtOft..,.,frlillct-oa,n OF MAP 12 WALLED COUNTY • LAKE MICHIGAN _. ~ �ri - ' . t. COMMUNITY FACILITIES ANALYSIS r I • I L , ... i L. The responsibility for providing public services to residents of Walled Lake is shared by several public entities, including the City government itself, various Oakland County departments, various state offices, the Wa 11 ed Lake schoo 1 district, and other agencies. In recent years, the public service base has expanded in response to continued growth and demand for additional services. Anticipated future growth and residents' desires for improved quality of life are likely to create_additional future public facility needs. This chapter of the master plan addresses certain community facility needs which are provided in part or in full by the City. City Administrative Services City government provides essential services for the residents of Walled Lake. These include: fire and police protection; public services such as monitoring of public water facilities and maintenance of City facilities including parks, roads, buildings, and utilities; and the administration of these various functions. The following section describes the public services provided by the City of Walled Lake. City Hall. The City Hall is the center for administrative and legislative functions in Walled lake. The City Hall facility located at 1499 E. West Maple Road was put into use in 1966. The building has approximately 6,000 square feet of floor space on one level. The City Hall houses the City administrative offices including the Manager, Clerk, Treasurer, Building Department, and the City Police Department. The City Hall building shares a 6.54 acre site with a 4,200 square Department of Public Works building, a 2,000 square foot Volunteer Department Building, a 1,800 square foot library building attached to the Hall building on the west side, a small trailer currently used to house the Fire Department offices, and the 0.25 acre Pratt Park site. foot Fire City City Expansion of the City Hall building is required as a result of continued growth in Walled Lake. Space is currently needed for offices and storage areas and will be required for new employees and staff who will be needed to administer and support a larger population. In addition, space will be required to accommodate equipment, such as computers, terminals, and printers which will be needed to efficiently manage the City government. Additional file cabinets, print files, and other type~ of record storage will also be needed. ,_ It is important to look beyond short-term needs and consider possible building space needs in the next two to three decades. The City has outgrown its existing City Hall building after only about twenty years of use. Based on this past rate of growth, it is projected that expansion of the City administrative facilities will be required one or two times during the next twenty to thirty years. It is recommended that the City embark on an in-depth study of the functions of the City to precisely determine the future City Hall building and land area needs. - 95 - �('" i I ' I l' '- ' [ ' Police Department. The Walled Lake Police Department functions from the City Hall. The department maintains 24 hour coverage and currently includes a police chief, 4 sergeants, 1 corporal, 13 sworn officers, and 4 full-time civilian dispatchers .• All officers work on a full-time rotation basis. The Police Department has mutual aid agreements with pol ice departments of adjacent communities including Novi, Wixom, Wolverine Lake, and Commerce and West Bl oomfi el d Townships. Supplemental services including research laboratories, forensics, and marine patrol, are provided by the Michigan State Police, Oakland County Sheriff's Department, and the Michigan Department of Natural Resources. The police department, like other departments located in the City Hall facility, is also currently operating with a deficiency of space and is in need of additional office and storage area. Fire Department. Fire service in the City of Walled Lake is currently provided by the Walled Lake Fire Department and the Walled Lake Volunteer fire Department. The City Fire Department functions from the City Hall site in a trailer adjacent to the City Hall building. The department includes a part-time fire chief and 4 full-time fire fighters. The City Fire Department maintains a mutual aid agreement with adjacent communities similar to that which exists for the police department. The City Fire Department is currently operating with a deficiency of space and is in need of additional office area and storage facilities for firefighting equipment. Plans are currently under consideration by the City for construction of a new fire station to house the Fire Department. The new station is proposed to be located on the Civic Center Complex site west of the City Hall adjacent to Pratt Park. This new facility will provide much needed space for the department and a unified facility for fire department offices and storage of firefighting equipment. l l . The Walled Lake Volunteer Fire Department also functions from the Civic Center Complex site. The volunteer fire department is located in a 2,000 square foot building north of the City Hall building. The volunteer fire department includes 15 volunteer fire fighters and 2 firefighting trucks stored in the departments building. The Walled Lake Junior Volunteer Fire Department also functions from this building. The junior volunteers assist with traffic control at fire call sites, but primarily serve as a training group for the volunteer fire department. Department of Public Works. The physical environment of the City is often the most apparent gauge of the quality and effectiveness of the local government. Responsibility for maintenance of City property, facilities, and equipment is charged to the Department of Public Works (DPW). I L.; I I 1 ·, The Department of Public Works currently includes a full time director, 5 full time maintenance staff, 2 water division staff, and 1 clerical employee. The department is located in a 4,200 square foot building on the Civic Center Complex site west of the City Hall building. The DPW building contains department offices and storage area for City maintenance vehicles and equipment. The DPW currently maintains all City parks, ballfields, recreation facilities, and City properties including City Hall. The department also maintains the City library, cemetery, and services all City vehicles and equipment. All road and sidewalk maintenance, repair and construction, and snow removal for City roads - 96 - �is provided by the DPW. The DPW water division staff currently monitors the City's public water system including maintenance of all lines and water distribution facilities. The existing DPW facility is in need of additional office space and area for storage of materials and equipment. As the City continues to grow, the existing building wi1l have to be expanded or a new facility constructed to meet the increasing demand for services. Li brarY. The City of Wa 11 ed lake operates and maintains a public library ( 1 . ! L. . facility. The library is located at the Civic Center Complex attached to the south side of the City Hall building. The library facility was constructed as part of the City Hall building. An addition to the library building was completed in 1982. The library is currently available for use by residents of Walled Lake and Commerce Township. It is also available to members of the Wayne-Oakland Library Federation with a valid membership card. The library facility is maintained by the City DPW and is currently operating near capacity. Additional space will be required as the City continues to grow in order to maintain the present level of service. Post Office. The local post office serving the Walled Lake area is located along E. West Maple Road in the A&P shopping center, behind the First Federal Savings Bank. A post office facility has been in operation in the City of Walled lake since the mid-40's, and from its current location since the early-60's. An expansion of the post office was completed in 1984 which involved the redevelopment of an adjacent retail store for postal use. f I_ i The post office currently serves the residents and businesses of Walled Lake and parts of Novi, Wixom, Wolverine Lake, Commerce Township, and West Bloomfield Township. According to postal officials, the current post office facility is not adequate in size to accommodate the present and anticipated future postal service demand of area residents and businesses. There has been discussion between U.S. Postal and City officials regarding a new post office facility that may be constructed in the City in the future. Cemetery. There is currently one cemetery in the City Of Walled Lake. The cemetery is located on Pontiac Trail at Ladd Road. It is owned, operated and maintained by the City and contains approximately 7 acres. According to City officials, the cemetery is currently 75 percent full. Although there area some plots remaining, most have already been purchased. Cemetery plots are purchased through the City Clerk. I • Sununary. The foregoing analysis indicates that the City of Walled Lake administrative services are in need of additional office and storage space to adequately operate and serve the needs of City residents. Administrative and service functions located in the existing City Hall, Department of Public Works building, and library facility are currently operating at capacity. - 97 - �The City should strive to provide adequate, centrally located administrative facilities. Toward this end, the following recommendations are offered: 1. A professional architect should be retained to study the office, storage space and land area needs of the City government and to prepare an overall plan for expansion of existing or development of new facilities. 2. Retain all "people oriented" functions, such as governmental and legislative functions, police and fire services, and the library facility, at one location to provide for a centralized civic center complex to serve all residents. Storage and maintenance functions including the Department of Public Works facilities, need not be located at the civic center site. 3. Provide for the development of facilities that will not only satisfy office and storage space needs but that wi 11 promote the image of a modern, forward-thinking government and community. 4. Develop facilities that will provide adequate office, storage space and land area that will meet the long-term needs of the City and provide for expansion of those facilities, if necessary. l' l, Utilities Public Water. Walled Lake has contracted with the City of Detroit Water System since June of 1989 to provide public water for the entire City. The DPW maintains the water lines and distribution system within Walled Lake. No capacity, pressure or service problems currently exist and all areas of the City area adequately served. According to City officials, the capacity of the system is adequate to meet the needs of future development in the City. I.. Well Sites. Prior to contracting for water service with the City of Detroit, the City maintained two well sites that provided water for Walled Lake. In light of the recent switch to contracted water service, the former well sites have been abandoned and are no longer in use. City officials are currently considering alternatives for redevelopment of the former well sites including the dismantling and removal of all structures and apparatus and development of the sites for public use. The well equipment at Marshall-Taylor Park could be removed, graded and redeveloped to provide additional recreation facilities or much needed parking. The well site along Pontiac Trail could be redeveloped for residentail use in accordance with adjacent residential development. Storm Sewers. The City of Walled Lake contains both enclosed storm drains and open ditches. Storm water in the north part of the City discharges into Wolverine Lake. Storm water in the south part of the City ultimately drains into Walled Lake. The Department of Public Works is responsible for maintaining the storm sewer system, except for services along Pontiac Trail and E. West Maple Road which are maintained by Oakland County. - 98 - �,~ I I . I According to City officials, the existing storm water system is currently inadequate in meeting the needs of the City. The existing capacity of the system is deficient and improvement of storm sewer lines is needed community wide. Much of the syste~ dates back to the early-40's and as such, lines are now undersized and cannot accommodate the required flow from existing development. The DPW is continuously maintaining and cleaning the open swale ditches. Flooding problems also exist in the Gamma and Omega Street area, along Appleford Street, and along E. Lake Drive and Leeds Street due to the inadequate size of existing sewer lines. A storm water system ana 1ys is and pl an was recent 1y prepared which provided recommendations for development of future storm water facilities and storm water management, including use of the wetlands for stormwater detention. 1~ Sanitary Sewer Service. The entire City is served by sanitary sewers, although some older residential properties continue to utilize individual septic systems. Walled Lake is a partner with the City of Novi in the operation of the wastewater treatment plant located in Novi on West Road. According to City officials, the existing sanitary sewer system 1ines and treatment capacity are currently adequate to service existing development in the City of Walled Lake. However, the lack of additional sewage treatment capacity may prevent future expansion and additional development in the City from taking place. i I l • l '.J I ' . ' . ·• The City is currently involved in a joint project with the City of Novi for expansion of the existing wastewater treatment plant to provide additional treatment capacity. Expansion of the existing plant is intended to provide enough treatment capacity to accommodate the build-out of Walled Lake and the northern portion of Novi. Sidewalks. In order to provide a ci rcul at ion system that will accommodate pedestrians and bicyclists, the non-motorized modes of transportation, the City of Walled Lake contains a number of sidewalks and safety paths. Concrete sidewalks are located in road rights-of-way throughout the City, and range in size from 3 to 5 feet in width. Most of the sidewalks in Walled Lake are located along Pontiac Trail, W. Walled Lake Drive, E. West Maple Road, and in the downtown area. However, individual segments of sidewalk are scattered throughout the City. Asphalt safety paths within the City are also located in road rights-of-way and range in size from 3 to 5 feet in width. Typically, such pathways are provided in areas in lieu of concrete sidewalks chiefly for their safer construction and recreational benefits. Unlike sidewalks that are constructed in segments with expansion joints, safety paths are continuous and have no dividers. Safety paths in Walled Lake are located along W. Walled Lake Drive, E. Walled Lake Drive, and almost the entire length of Decker Road. The development of sidewalks and safety paths can provide pedestrian and bicycle access to key centers of community activity, such as a school, park, or the City Hall. The location of sidewalks and safety paths in areas where pedestrian, bicycle and vehicle conflicts are prevalent provides added protection for pedestrians and bicyclists. According to City officials, a new sidewalk is - 99 - �n i ,., planned for construction along E. Walled Lake Drive from Fourteen Mile Road to the downtown area. A safety path is proposed to be extended along Ladd Road from W. Walled Lake Drive to W. West Maple Road. Additional sidewalks are also currently being considered along Fourteen Mile Road and portions of Pontiac Trail. The existing safety path along Decker Road is currently under consideration for completion along the entire length of the Road. Sidewalks should be required in conjunction with all new development in the City. The City should consider establishing a program to construct missing segments so as to provide a continuous sidewalk/safety path system throughout the City and to replace sidewalks and safety paths in portions of the City where the existing system is deteriorated. Map 13 illustrates the recommended location for extension of the existing system and construction of new sidewalks and safety paths. In addition, this map identifies the proposed Oakland County recreation path planned along the existing railroad line. A system of recreation paths are planned along abandoned and inactive rail lines throughout Oakland County. I' ' I - i II ~ '·· i . I '. - 100 - �L V ............. _ _ _ __J 21 LL£D LAKE L EXISTING SIDEWALK EXISTING SAFETY PATH PROPOSED SIDEWALK 11111111111- PROPOSED SAFETY PATH ••••••••••• PROPOSED OAKLAND COUNTY RECREATION PATH MAP 13 SIDEWALK & SAFETY PATH PLAN CITY OAKLAND Mg(- OF WALLED COUNTY LAKE • MICHIGAN AhOc:lal.._ lncorp(Hled norffl ~ CooTnuwlyPIWWWIO•UrbMDHlo'I F ~ H i l l.. ~ , I 'J �• II II TRAFFIC AND TRANSPORTATION STUDY EVALUATION AND RECOMMENDATIONS , I f7 ' i r ·, · Summary of Transportation Problems in the City An earlier chapter in this Master Plan identified and documented the major factors contributing to transportation problems in the City of Walled Lake. To reiterate, the major problems are: 1. Lack of Road Hierarchy: There is inadequate separation of local traffic from through-traffic. All major streets serve as both arterials and residential streets. This is an undesirable . situation that deteriorates the adjacent residential environment, contributes to congestion and reduces traffic safety. 2. Through-Traffic on City Streets: A large portion of the traffic flow in the City of Walled Lake is generated by surrounding communities and not by City residents. The City is located in the path of a heavily traveled commuter route serving surrounding communities over which the City has no control. Lack of Road Network: The City's arterial system evolved into a shape of a funnel, rather than a more desirable grid network. Most trips within or through the City are funnelled onto Pontiac Trail. 3. ! . \, 4. Excessive Number of Access Points: Owing to lack of restrictive ordinances concerning driveways and access roads, residents and shoppers can enter the City's arterials almost at any point. This contributes to traffic conflicts, accidents, and congestion. 5. High Volumes of Traffic on Pontiac Trail: The essence of the transportation problem in the City of Walled Lake is Pontiac Trail, in particular its downtown section between E. West Maple and E. Walled Lake Road. This section of Pontiac Trail carries about twice as many vehicles as any other City arterials {about 23,500 vehicles per day in downtown). Much of this flow is through-traffic from surrounding communities. This traffic follows Pontiac Trail due to a lack of alternate east/west and north/south links in the road network. These transportation problems are interrelated. For example, lack of road safety as reflected by the large number of traffic accidents, is a result of a combination of these factors. Large traffic volumes generated outside the City are penetrating local streets and competing with local traffic. The City has no effective means to reduce this outside traffic. The lack of a developed road network forces even more traffic than would have been anticipated under network conditions onto collector streets, and "converts" them into arterials. There is no separation of local traffic from through-traffic on these roads. The problem is further aggravated by the lack of local control over access points (driveways) onto the road system which is dominated by through-traffic. - 102 - �• r' ' I I \ n !. r~ I I I. r -- j r I i, Proposed Alternative Actions Overview The transportation problems in the City of Walled Lake are in a large part due · to traffic generated outside the City, over which the City has no effective control. Changes in land use inside the City are expected to have only marginal impact on the overall traffic generation and traffic flow on the roads in the City. Thus, in order to improve traffic circulation and road safety conditions in the City of Walled Lake, the consulting team evaluated a set of alternatives which would improve the channeling of through-traffic. These actions, described below, introduce links into the road network which are intended to divert traffic from existing roadways, and allow for a more efficient traffic flow throughout the City. In addition, the development of a "collector" road system on currently undeve 1oped parce1s of land and the adoption of more restrictive driveway ordinances by the City would enhance the effectiveness of these alternatives. The expected impact of this set of alternatives was evaluated using a transportation network computer model (QRS-II} developed by the U.S. Department of Transportation. The impact _of more restrictive ordinances concerning driveways and collector road system cannot be modeled accurately. However, experience has shown that if adopted they would enhance traffic safety. Recommendations To Improve Traffic i - The following alternative actions were evaluated using a network computer model. These actions are not mutually exclusive. Each alternative was modeled and evaluated separately as well as in combination with other alternatives. 1. Construct a Maple Road Connector \ l_ r - ! -~ ,' ,_ In this alternative, a three lane Maple Road Connector between the intersection of E. West Maple Road and Pontiac Trail on the east, and the intersection of W. West Maple Road and Ladd Road on the west is proposed. The purpose of this Connector is to provide for a direct east/west link, and reduce the pressure of through-traffic on Pontiac Trail. The Connector will consist of one lane in each direction, with a middle turning lane. The Maple Road Connector will enhance the road network by providing a east/west link in the City. The only discontinuity of Maple (Fifteen Mile) Road, between Kensington Metro-Park in the west and St. Clair Shores in the east, is in the City of Walled Lake. - 103 - �, • 2. i This alternative calls for increasing capacity on the downtown portion of Pontiac Trail, between E. Walled Lake and Coe Railroad. It is proposed that t his section be widened to five lanes, from the current four lanes. The additional middle lane would be used as a turning lane. It is estimated that this arrangement could increase the capacity of this section by 15 to 18 percent. In addition, this turning lane is expected to improve traffic safety. I r Owing to regional historical travel patterns and existing land use, it is estimated that Pontiac Trail will continue to serve as the major arterial and focal point within the City in the future, even if some traffic could be redirected to other arterials. This portion of Pontiac Trail will continue to serve as the spine of Downtown Walled Lake. Frequent access and egress trips by local shoppers, general local traffic, and regional trough-traffic are expected to dominate this strip. I l ', ,.. !l , I Increase Capacity on Pontiac Trail ' The new turning lane would help to reduce conflicts between the through-traffic drivers, who wish to pass through quickly, and the local shoppers and residents, who need to make turns and stops. 3. I, I . i l l , Close E. Walled Lake Road to Through-Traffic E. Walled Lake Road surrounding the lake is a narrow road which- abuts residential, commercial, and recreational land. The City of Novi, which has jurisdiction over the southern portion of E. Walled Lake Road, between 14 Mile and 13 Mile Roads, is in the process of closing it to through-traffic within it's city limits. When Novi closes off its portion of the road, south/north traffic diverted from E. Walled Lake Road in Novi could enter E. Walled Lake Road in the City of Walled Lake, via Decker and 14 Mile Roads. Closing E. Walled Lake Road in the City of Walled Lake to through-traffic would be a complementary action. Furthermore, this action would also convert E. Walled Lake Road back to its original function as a collector roadway. Thus, this alternative calls for closing E. Walled Lake Road to through-traffic approximately at its intersection with 14 Mile Road. E. Walled Lake Road will be closed to north/south traffic at the boundaries of the City of Walled Lake with the City of Novi (at 14 Mile Road), and to east/west traffic at the intersection of Decker and 14 Mile Roads. It is expected that the south/north through-traffic that is currently using E. Walled Lake Road would be re-channeled to Decker Road. The east/west traffic will be diverted via Decker Road to E. West Maple Road and the proposed Maple Road Connector, onto W. West Maple Road. It is also expected that some of this through-traffic would be diverted onto the proposed Haggerty Road Connector east of the City of Walled Lake. - 104 - ' \, ii �, • 4. (: i I r --, Extend S. Commerce Road Southward to Intersect E. West Maple Road This action calls for extending S. Commerce Road southward past its intersection with Pontiac Trail to E. West Maple Road. The extension, like the rest of S. Commerce Road, would be two lanes. Currently, S. Commerce Road feeds and receives traffic from the Pontiac Trail funnel. This extension could distribute some of the traffic, which would otherwise use Pontiac Trail, onto E. West Maple Road. It would also help to build the desired road network by adding a north/south link. Furthermore, this link, connected to a new "collector" would open the triangular land parcel north of Coe Railroad, between Pontiac Trail and Decker Road for development. The new collector would facilitate the development of a road hierarchy in the City. I1 .., Evaluation Methodology Overview The four alternative actions to re-channel through-traffic in the City and provide for a more efficient circulation were evaluated with the aid of the QRS- II network-based computer program, deve 1oped by the U.S. Department of Transportation. With the aid of the QRS-II program, the consultant estimated the traffic volumes on the City's arterials resulting from each proposed action. The impacts were estimated in terms of Average Daily Traffic (ADT) separately for each proposed action, and for combinations of proposed actions for two time periods - the present or Base Year, and the future (2010). The input for the present or Base Year conditions was based on information provided by the City of Walled Lake and from the latest traffic counts available from the Oakland County Road Commission (OCRC). Most of these traffic counts were made between 1987 and 1989. Because no major changes occurred in the regional transportation system between 1987 and the present (1989), these data are considered a good approximation for present or Base Year conditions. The year 2010 was selected as a medium-range future point. Experience has shown that a 15 to 20 year time period is the maximum for which estimates could be made with reasonable degree of confidence. Also the year 2010 is the "design year" for the Haggerty Road Connector - the most important transportation improvement project in the vicinity of the City of Walled Lake, and the one with the most profound impact on traffic in the City. It is expected that by 2010 all of the recommended changes in land use in the City, and consequently changes in trip generation, would have been fully realized. On the following pages, estimates are presented in both tabular and in "width-band" graphical forms, and compared against the "bench-mark" of the Base Year daily traffic volumes. Then, the impacts and consequences of the estimated traffic volumes resulting from the proposed actions are discussed, and recommendations are made. - 105 - �, ■ r- t 1· The Computer Hodel The computer model used in this analysis is the Quick Response II (QRS II), prepared for the Federal Highway Administration (FHWA), U.S. Department of Transporta~ion, and distributed by AJH Associates of Milwaukee, Wisconsin. I' I' The QRS-11 is a micro-computer program for forecasting impacts of urban development on highway systems and of highway development on travel patterns. QRS-11 employs a state-of-the-art set of theories and models which are comparable, for the most part, to main frame computer programs such as the Urban Transportation Planning Systems {UTPS). QRS-11 uses the established modeling sequence consisting of Trip Generation (Trip Production and Attraction), Trip Distribution, Mode Split, Conversion of Person Trips to Vehicle Trips, and Traffic Assignment. l ..: The original QRS was first introduced in 1978 as a set of manual procedures to estimate impact of changes in land use on the highway system {and vice versa) in a National Cooperative Highway Research Program (NCHRP) Report by the Transportation Research Board of the National Research Council (NCHRP, 1978). In 1981 the FHWA released the first micro-computer version of QRS, the QRS-1, which simply adapted the manual calculations for micro-computers. f . I i QRS-11 is an entirely new and updated implementation of the original QRS. The main difference is that QRS-11 has become a network-based computer package with a General Network Editor {GNE). The GNE allows the user to draw a transportation network on a computer screen, add descriptive and numerical information to each node and link on the screen, and edit the data as necessary. The combination of the GNE with established modeling procedures makes the QRS-11 a powerful and convenient analytical forecasting tool. The "short-cuts" that QRS-11 uses {and hence the term "quick" response) are that it employs fixed matrices of production and attraction rates (based on national averages) for three trip purposes: Home-Based Work (HBW) trips, Non Home-Based Work (NHBW) trips, and Non-Home-Based (NHB) trips for four categories of population of metropolitan areas {<100,000, 100,000-250,000, 250,000-750,000, and >750,000). It also employs matrices of auto occupancy rates and distribution parameters for "trip-distribution" based on these three trip purposes and four sizes of metropolitan areas. The various rates used in this analysis are included in the Appendix. The Network Hodel: Zones, Nodes, Links, and External Stations L. I I J . ' L.. The QRS-11 is a zonal simulation model. The study area (i.e. The City of Walled Lake) is divided into sixteen transportation zones. Each zone is represented by a centroid, which is a profile of the average socio-economic characteristic of that zone, translated by QRS-11 into vehicle trip production and attraction rates. Traffic from outside the boundaries of the study area is generated by external stations (i.e. Haggerty and Maple Road). The model includes a transportation network consisting of major arterials in the city (i.e. Pontiac Trail, Maple Road, Decker, etc.) Each section of an arterial is bounded by two nodes, and is called a link. Centroids and external stations - 106 - �I ~ -I ---- :---J -7 i~-:·:7 - - 7 ,\ ' LEGEND Zone Boundary @ Zone Number 3Q _ i ! ~'-./,...,....- TRANS PO RT ATION ZONES CITY OF WALLED,._~~ LAKE ....,... ,,..,....,.__ ...,......._..._.,... cH,- McKENHA ASSOCIATES, IHCORPOAATt:D •"'"""""''""""'"" fwmtngton Nit llttoon .. ,19n tnk:hi8an • OAKLAND COUNTY • MAP 14 MICHIGAN m..nn ,- �Ill l ~ .:7 ,)) ~j .----""' .. J ---,..J • ,_7 ,--." ' j LEGEND link Centroid Connector ® - Zone Centroid External Node 119Qll - ,.@. . . . . . ........ ,,, ...... ,, . ; , .., 27 11>\.t.••··'J.tc,,.. , 1,1-at =~--LL.; :3 6 LL{O i IIII ,.....I,I....b:o t ~ . •"' I i Irun L~K{ ~-'J!J.: i ! ~ TRAFFIC IMPACT ANALYSIS CITY OF WALLED ..,...LAKE "·"'·•.._...... WcKE~A ASSOCIATES, IHCORPORATIED cOfflfflUnlly ~ urb.., dH~ ,.,-rNr\glon hlla mlcNgan ........ f,.,....-,,1.1_,. AftatrMe ,._. ......... cht."" • OAKLAND COUNTY • MAP 15 MICHIGAN lJlfl- n .-- - ·.1 �,. • co ,- r I I I I '· , ci ·. i . I • lL I • 0 >- <(~ _Ja: 350 OS zl- - ' I r r tr ... •-1 .- y ■ I • J • .. I I . • -.. I I. ww wZ a:w OJ: Cl)f- �, ■ ,i ' are connected to the network by a "simulated link" called centroid connector. If the network is built to scale, QRS-11 computes travel time on each link. l- r- COMPUTER MODEL INPUTS AND OUTPUTS 1 Required Inputs: Zones - (1) Household income, or (2) Auto ownership, (3) Retail Employees, (4) Non-Retail Employees, (5) Housing Units, and (6) Intrazonal Travel Time. External Stations - {l) HBW Production, (2) NHBW Production, (3) NHB Production, (4) HBW Attraction, (5) NHBW Attraction, and (6) NHB Attraction. Node - Type (real, imaginary, with or without penalty at intersection, centroid etc.). Link - Type (one-way, two-way, real, imaginary, etc.). Optional input includes speed, travel-times, and capacity (vehicles/hour/per direction). Outputs: r, The outputs of the QRS-II model include directional ~olumes on each link, turning movements, production and attraction volumes at each traffic zone, minimum paths, etc. The output sought in this analysis was daily traffic volumes on each link. For detailed information on QRS-II see NCHRP Report 187,(NCHRP, 1978) and the QRS-II Reference Manual, Version 2.3.l and GNE, Version 2.6 (AJH Associates, 1989). Application of Model to Walled Lake The Walled Lake Network The base QRS-II model of the transportation system in the City of Walled Lake Consists of: I !,_ ' . 16 8 88 74 Transportation Zones External Stations links Nodes The boundaries of the 16 transportation zones and the 8 external stations are shown on Map 14. An outline of the road system used in the model network is provided in Map 15, and a screen image of the network is shown in Map 16. The model was drawn to scale, at 96 pixel per mile, so the QRS-II could automatically compute travel time on each link. - 110 - �, • r. The definitions of traffic zones, centroids, and external stations remain identical under all of the alternatives that were evaluated. The number of links varies slightly from alternative to alternative, since connectors and extensions are modeled as links and their addition or exclusion changes the total number of links in a particular run of the model. As noted earlier, the model was used to evaluate impacts of the following actions: 1. 2. 3. 4. L. Construction of the Maple Road Connector Increased capacity on Pontiac Trail Closing E. Walled Lake to through-traffic Extension of S. Commerce Road to intersect with E. West Maple Road Also, the impacts of various combinations of these actions were evaluated. Traffic volumes resulting from these proposed actions were obtained for the Base Year and future (2010). Inputs 1. Zones Base Year. (1987): The following were the inputs sources for the base period Production/Attraction Rates. The model used rates based on national averages, for a city with population up to 50,000. These rates apply to trip production, attraction, car occupancy, and trip-distribution parameters. All rates and parameters used in this analysis are listed in the Appendix. Socio-Economic Characteristics ''· ' . Housing Units - The City of Walled Lake Building and Community Development personnel provided the consultant with estimates of the number of units in multiple housing projects (apartments and condominiums) by each traffic zone. The number of single family units in each zone was estimated by examination of the City zoning map. Employment (Retail and Non-Retail) - The City of Walled Lake Building and Community Development personnel provided the consultant with estimates of the number of retail and non-retail employees in each traffic zone. Income - Income per household, in 1980 dollars, was derived from the 1980 Census of Population, Block Statistics. Auto Ownership - QRS-11 estimated auto ownership internally, based on user-supplied household income. - 111 - �The Future - Year 2010. 2010: I The following changes were assumed for the year Hous i nq and Emo 1oyment. Changes were derived from estimates by McKenna Ass.ociates Inc. for the revised Master Plan. Overall change in intensity of housing and employment is expected to be relatively small. Employment and housing is estimated to remain the same for the year 2010 in 11 out of the 16 zones. • The more significant growth is expected to occur in zones 2, 6 (north of the Coe Railroad, between Ladd and Decker Roads), and in zone 7 (west of downtown, including expansion of Textron and the development of an industrial park). Otherwise, the situation will remain quite the same. 2. External Stations Base Year Average Daily Traffic (ADT) information was converted into daily trip productions and attractions, in vehicle-trips, for the three trip purposes: Home-Based Work (HBW), Non-Home-Based Work (NHBW), and Non-Home-Based (NHB). The ADT information was based on OCRC traffic counts, whenever possible, or derived from 1989 intersection turning counts collected by the consultant. Time-of-day distribution of trips (AM and PM peak, midday, and evening and night) was based on available hourly distributions from the OCRC traffic counts. Table 28 shows the time-of-day distribution by trip purpose. TABLE 28 TRIP PURPOSE DISTRIBUTIONS BY TIME-OF-DAY Time Period AM Peak PM Peak Base (midday) Evening/Night % HBW % HBNW % NHB 90 75 10 10 10 13 45 70 10 12 45 20 HBW = Home Based Work HBNW = Home Based Non-Work NHB = Non-Home Based - 112 - �The Future - Year 2010. Trip production and attraction of the external station for the base year were expanded to account for future growth in intensity of land-use, and consequently in traffic surrounding Oakland County ¼ommunities. ,.-- . ( ! ' l The growth rate was adopted from estimates developed by the Draft Environmental Impact Study (DEIS) for the Haggerty Road Connector (MOOT, 1989). It was assumed that the relative distribution of vehicle-trip production and attraction for the three trip purposes (HBW, HBNW, NHB) for each external station will remain unchanged. ... I At this time it is not clear whether the Michigan Department of Transportation will select the Haggerty Road Connector alternative which generally follows the existing alignment or which follows a new alignment west of the present Haggerty Road. (See previous Traffic and Transportation Inventory chapter for discussion of the Haggerty Road connector alternatives.) Therefore, the average of the growth rate estimates from these two alternatives has been used to estimate the increase in traffic on Pontiac Trail and E. West Maple Road. ,., I • I The estimated growth for Alternative 1 of the Haggerty Corridor Study, namely the "no change from the present" was used for the other extern a1 stations. This growth is attributed to increase in intensity of land use in the vicinity of the Haggerty Road corridor, and not to the improvement on Haggerty Road itself. I. Table 29 shows the estimated changes in ADT's, and the corresponding growth ratios, adopted from the DIES for Haggerty Road. 3. Links I • The road capacity of City links followed, in general, the Highway Capacity Manual (Transportation Research Board, 1985) guidelines for urban arterials at approximately Level of Service (LOS) "C." The consultant assumed these capacities: , a. 550 vehicles/hour/direction on a two-way two-lane street . b. 1100 vehicles/hour/direction on a two-way four-lane street (e.g. Pontiac Trail in downtown) c. 700 vehicles/hour/direction on a two-way, three-lane street (e.g. E. West Maple Road) d. 1300 vehicles/hour/direction on a two-way five-lane road (e.g. improved Pontiac Trail in downtown) In addition, the model assumed a system-wide average travel speed of 20 miles/hour, and a penalty of .25 minute for a left turn . - 113 - �TABLE 29 I ' AVERAGE DAILY TRAFFIC (ADT) IN . THE HAGGERTY ROAD CORRIDOR 1987 AND 2010 , . ' : t, 1987 2010 Growth Ratio AND MAPLE Maple (Alt 3)* Maple (Alt 4)** Maple (Ave. of Alt 3 & 4) 18,100 18,100 18,100 26,600 31,600 29,100 1.47 I. 74 1.61 Pontiac Trail (Alt 3) Pontiac Trail (A 1t 4) Pontiac Trail (Ave. of Alt 3 & 4) 13,400 13,400 13,400 21,800 35,400 28,600 1.62 2.64 2.13 NORTH/SOUTH ON HAGGERTY (ALT 1) 12 Mile to 15 Mile 15 Mile to Pontiac Trail Pontiac Trail to Richardson 26,100 24,400 22,400 41,700 37,900 35,800 1.60 1.58 1.60 CROSSROADS (ALT 1) 14 Mile 15 Mile Pontiac Trail 18,000 18,100 13,400 31,200 31,400 23,300 I. 73 1. 73 I. 73 PONTIAC E. West E. West E. West .. I * Alternative 3 - Haggerty Road follows existing alignment ** Alternative 4 - Haggerty Road follows new alignment, west of the existing road Source: DEIS Haggerty Road, Tables 1-1 to 1-4, pp 1-9 to 1-12. Assignment The traffic assignment module of the QRS-II assigns vehicles trips to each link. In simple terms, the objective of the assignment model is to load the trips onto the network in a way that will minimize the travel time of each trip in the system. The specific model used in this analysis is the "Iterating Capacity Restrained" version of the "Equilibrium Traffic Assignment." "Capacity Constraint" refers to the incorporation of congestion and road capacity into the model. When the system is in equilibrium, travel time between any two centroids on alternate routes is equal (and there is no apparent reason to prefer one route to the other). The equilibrium solution is obtained through an interactive procedure. A 10 iteration assignment process was used, and the capacity/volume parameter was set to a level which simulates congested conditions. - 114 - �Calibration The first step, prior to forecasting traffic volumes associated with each proposed action, involves the calibration of the model. The model was calibrated to match its output of average daily link-volumes with the base year . daily traffic volumes. The calibration allowed for a tolerance of up to 15 percent between the base year volumes and the model results. However, this difference in the final calibrated model was less than 10 percent on most links. In other words, the calibrated model replicates the base year traffic conditions to within 10 percent, which is a very reasonable model fit. Model Results for the Proposed Actions Overview The computer model provides Average Daily Traffic volume (ADT) estimates for the major arteria 1 1inks for each of the proposed actions and for their combinations for the Base Year and for 2010. Results for the separate actions for Base Year and 2010 are presented in Tables 30 and 31. Results for combinations of actions for the Base Year and 2010 are presented in Tables 32 and 33. The results of several alternatives are also presented graphically in "band width" maps. The impact of the alternative actions for the Base Year illustrate what the transportation system would be like if these improvement were in place right now. Results for the year 2010 illustrate what the impact of these improvements would be twenty years from now, after the transportation system adjusted to these and other changes in the region. The left column of Tables 30 through 33 lists the name of the link for which ADT's were estimated. The next column gives the Base Year traffic volumes derived from the latest actual traffic counts by the OCRC. These volumes are shown graphically on Map 4 and are set forth in Table 19, presented earlier in this document. These values of ADT provide the benchmark for comparison with the traffic volume estimates produced by the model. The subsequent columns in Tables 30 through 33 display the model results for the various alternatives. ' . The measure of comparison of the ADT for each link and its value for the Base Year conditions is given as the ratio of the estimated ADT to the "bench-mark" Base Year ADT. This ratio is shown in the second column of each table, and is labelled "Ratio to BY". An overall impression of the impact of an alternative action can be easily made by examining the "Ratio to BY" figures. A ratio of 1.00 implies no change compared to the present. A value above 1.00 indicates an increase in traffic over the Base Year conditions; the decimal places give the percent growth. A value below 1.00 indicates a corresponding decrease in traffic volume on the link. It should be noted that a change in the range of -10 percent to +10 percent could be attributed to modelling error, and not necessarily to real change. - 115 - �Impacts of the Separate Actions The impacts of the proposed actions on traffic volumes is summarized below. Details for each link are shown in Table 30 for the Base Year and in Table 31 for year 20l0. Maple Road Connector t ' '' I ' ' I. i ' ' The estimated ADT's upon construction of the Maple Road Connector for the Base Year are shown in Table 30 and Map 17. The most important change is that the Connector is estimated to carry 12,208 vehicles per day. Most of these trips will be diverted from Pontiac Trail between W. Maple Road and E. Walled Lake Roads. Traffic on this section of Pontiac Trail will be reduced by a third, from 32,565 to 15,760 ADT (ratio of 0.67). Other changes related to this improvement are: 1) a reduction of approaching traffic on Pontiac Trail, between S. Commerce Road and Maple Road, from 19,677 to 16,035 (ratio of 0.81); 2) reduction of traffic on W. Walled Lake, between Pontiac Trail and Angel Street from 9,139 to 6,951 (ratio of 0.76); and 3) a slight increase in traffic on E. West Map 1e Road, about 13 percent , between Decker Road and Pontiac Trail . Slightly more traffic will be attracted to E. West Maple Road because of the direct east/west route provided by the Connector. Pontiac Trail between S. Commerce Road and E. Walled Lake Road is the most critical segment according to the Base Year traffic volumes, accident reports, and Level-of-Service analysis. This section of Pontiac Trail had the lowest Level-of-Service in the City. Thus, reducing traffic volumes by 24 percent on Pontiac Trail between S. Commerce Road and Maple Road, and by 33 percent between Maple Road and E. Walled Lake Road, would be very beneficial. This would reduce congestion, and improve the Level-of-Service and highway safety. Table 31 shows that by the year 2010, without the Maple Road Connector or any other road improvement, traffic on Pontiac Trail from E. West Maple Road to E. Walled Lake Road will increase by 38 percent. In contrast, if the Connector is constructed, the traffic on the same segment of Pontiac Tra i 1 wi 11 remain virtually at the present level . This indicates that Maple Road Connector is highly desirable. Widen Pontiac Trail in Downtown to Five Lanes Widening Pontiac Trail between E. Walled Lake Road and Coe Railroad would increase the capacity of the road by 18 percent. Including this change in the model yielded only slight variations from the ndo nothing" alternatives for both the Base Year and the year 2010. The reason for this is that the model is not very sensitive to small changes in capacity constraints. The ADT results are almost the same as for the Base Year conditions and the do-nothing conditions in 2010, and are not shown in the tables. Nevertheless, the extra turning lane is highly desirable for reducing congestion and traffic accidents on segments where volumes are presently approaching capacity during the peak period, and are expected to grow in the future. The extra lane will improve the Level-of-Service on this segment of Pontiac Trail. Hence it was included in the analyses of proposed combined actions. - 116 - �,_.. ...... -- -- - I.. I .... ) ---~ . j :-7 ~ TABLE 30 IMPACT OF PROPOSED ACTIONS ON AVERAGE DAILY TRAFFIC VOLUMES (ADT} ESTIMATES FOR BASE YEAR INDIVIDUAL ACTIONS Maple Connector Bas:e ACTIOt~ '(ec1r (BY) _____ -----------PONTI AC TRAIL ...... ...... " to BY ------------ ---------- __________ _,. ADT to ElY AOT to BY 10532 10826 16035 ' 15760 -13891 0.92 1.08 0.81 0.67 0.98 10730 12775 17313 27101 15009 1135:3 1265:3 1265:3 139€:6 14350 14350 122(18 1.23 1.13 1.13 13394 18577 na na 10611 913'1 . 10471 0.99 0.76 4349 12927 0.41 6961 14 Mi le t.o E. West Mc1pl,aa 14502 Maple to P. Trail 10896 P. Tr.ail to S. Commerce 7838 116Sl9 11617 asea 0.81 1. 07 1. 13 18917 11552 8347 1.30 1.06 r,a 96=:5 na 0.96 na 10426 S. Co,nmerce to Pontiac Mai:,l e Conne,:tor n.3 Ratio Ratio Ratio 11451) 10015 196TT 2::565 14221 E. ~JEST MAF'LE l~e le h to De,:ker Decker to S. Com,nia-rce- E:i<tend S. Coa1Mt=rceto Maple TraPf'ic: LIN~: Welch to Oe-:ker Decker to s. CommerceS. Co,nrnerce to Maple Maple to w.lled Lake Wal led Lake to Sh,::,rel iM• Clos&E. ~Jal ld Lk to Thro1J9h 18577 0.94 1.28 0.88 1. 15 1.06 1. 18 1.47 1.47 na ROT _... 10674 11546 12314 25276 15228 0.93 1. 15 0.63 1.07 1.07 13722 13168 16843 1.21 1. 04 1. 33 N na W11LLED LA~:E . 14 Mile to P. Trail P. Tr~il to Angle 1.41 10489 13476 0.99 1.47 11373 9966 7849 0.78 0.91 1.00 9502 10920 1.09 DECl<ER S. CC1MMERCE Extension <Maple to P. T na P. Tr.ail to Decker 10001) rt 1.06 na 1.04 na --.J ,... ·-1 �-_-.-:-7 j TABLE 31 IMPACT OF PROPOSED ACTIONS ON AVERAGE DAILY TRAFFIC VOLUMES (ADT) ESTIMATES FOR YEAR 2010 INDIVIDUAL ACTIONS Ba!:e ACTIOH '(e;.,r <B'r') Lrn~~ -------------P0HTIAC TRAIL ...... ...... 00 We le h to De,:ker Decker to S. Commerces• . Co111merce to Maple Maple to Walled lake Wal led Lake to Shorelin•~ FtDT YR 2010 With H,, Ct-,ange in R,,ad Sy:;tem in City of w.alled Lake Ratio to BY A0T ------ -----------11450 1(1015 151677 2::565 14221 Maple Connector AOT 1,16 1.38 1.52 17168 14462 23490 23026 19'~19 1.44 1.44 Ratio to BY ACIT ":atio to BY ---------- ---------- ----- 144E,8 ·22011 .326::0 216(12 16519 Clos~ E. w.allcl lk tc, Thruc,g h Traffic: 1.5(1 1. 44 1,19 0.9E: 1.40 16753 16675 23578 ::22:27 ~:1346 E>,tend S. Commerce to Maple Rcati,, to ____ B'l' _,. ________ _...., AOT 1.46 1.67 1.20 1.37 1.50 1€,340 1€,042 1926'3 . 34037 21710 1.43 1.60 0.'38 1.44 1.53 1.86 1.91 1.91 1. :39 1.57 1. '32 na 21414 1s1a9s 24361) n.:11 E. ~JEST MAPLE Welch to De,:ker Decker to S, Cc,mmerceS. Cornmerce to Pontiac Maple Conne,:tor- 1135:3 1265:3 1265:3 n-:11 21310 207E:7 207E:7 1.88 1.64 1,64 r,a 22301 22146 22146 1. 9€, 1. 75 1.75 na 15635 nc1 ~:1078 24162 24162 na WALLED LA~:E 14 Mile to P. Trail P, Tr.ail to Angle 10611 9139 . 162(16 193E:3 1.53 2,12 15773 11508 1.49 1. 2E, 5451 19162 0.51 2.10 lE,320 21711) 1.54 2.38 0EO:ER 14 Mile to E. West Me1plti 14502 t1apl1t to P. Trail 10896 P. Tr.ail to S, Com,ner·ce 783:3 15234 155=:2 1207'3 1.05 1.43 1,:54 14791 16509 12172 1.02 1.52 1.55 2031)0 15302 12194 1.40 1.40 1.56 15563 1'.::843 11578 •- 1.0? 1 ..,., 1 .48 S. COMMERCE Exten:;ion <Maple to F·. T na 1(1()00 P, Tr-3i l to Decker r,a 13292 na 1.33 na na 1. 31 na 13800 na 13071 1.38 15162 14577 1.46 na • .... I na ---·,J �r •~-- [ \ r· . - ; --] ,·--7 ,-- -··-, '"7 :=--7 LEGEND lii'l):i:!iiMi1\I\\@\~\l 10,000 Vohlclo~Day "''"''' .... ..... ' ...27 ,., ]6 BASE YEAR ADT WITH THE MAPLE ROAD CONNECTOR CITY OF WALLED LAKE lloKEHNA AISOCIATEI, INCORPORATED oOfflfnLWltlw ~ I nan dH~ f.,-.nlnttonhllt 11\khlgM ... ....,. "--'"• A.Ned, .... ,,..,.,.....A,,........ Alwit,.., .,.,_ , • OAKLAND COUNTY • MAP 17 MICHIGAN lJlJl - n .-- �, ■ i. l ,· Close E. Walled Lake to Through-Traffic Table 30 and Map 18 show the estimated traffic volumes in the City if E. Walled Lake was closed to through-traffic this year. Table 31 gives the estimated ADT as a resul t of this closure in 2010. The assumptions of the model for the Base Year and for 2010 are slightly different. For the Base Year the model assumed that the E. Walled Lake through-traffic would be diverted to an adjacent nearby route, such as Decker Road. By year 2010, it was reasoned, other routes would be found and the potential through-traffic would be distributed throughout the road system and not all onto Decker Road. The model results show that the greatest impact of the E. Walled Lake Road closing will be, as expected, a dramatic reduction in traffic on E. Walled Lake Road from 14 Mile Road to Pontiac Trail. It is estimated that this reduction would be 41 percent in the Base Year and 51 percent in 2010. In other words, this action would reduce traffic from more than 10,000 ADT to 5,000 or less, and succeed in converting this street to a local "collector" rather than a regional arterial. i. However, this proposed action will have negative effects on other segments of the road system in the City. Because of regional traffic patterns which result in east/west traffic throughout the City, the closure of E. Walled Lake Road will result in diversion of traffic, first to Decker Road (14 Mile Road to Maple Road) and then to E. West Map 1e Road (S. Commerce Road to Pontiac Trail ) , Pontiac Trail (Map 1 e Road to E. Wa 11 ed Lake Road), and back westward to W. Walled Lake Road (Pontiac Trail to Decker Road). The increase of traffic on these road segments in the Base Year would be 30 percent on Decker, 47 percent on E. West Maple Road, 15 percent on Pontiac Trail, and 47 percent on W. Walled Lake. By the year 2010, the increase of traffic on these road segments is estimated to be 40 percent, 91 percent, 37 percent, and 110 percent respectively. Even though this proposed action is desirable as far as E. Walled Lake Road is concerned, the estimated traffic volumes are too large for either Decker, West Maple, or Pontiac Trail to carry at their present configurations. The ADT on Decker Road between 14 Mile and Maple Roads would increase to about 19,000 in the Base Year, and to 20,000 in 2010. Decker Road currently carries 14,502 vehicles. Widening of Decker Road to three or four lanes from its present two lanes would be required. Similarly, widening of E. West Maple Road to four lanes would be required if traffic increases from the current 12,658 to 24,162 in 2010. i I I ',. Because of the estimated large increase in traffic on nearby roads resulting from the closure of E. Walled Lake, it is recommended that this alternative not be implemented alone. If implemented, this closure should be part of a larger strategy, involving other recommended actions. Extend S. Convnerce Road to E. West Maple Road This action is part of the recommended strategy of building a more complete traffic network in the City. It would have the added benefit of opening up the triangular area north of Coe Railroad, between Decker Road and Pontiac Trail, - 120 - �r-· r-----~ f l I I '<- ~ - ---II---~- - - --:--1 r··:7 C-::7 -------, J +-- - - - - l LEGEND i! i! i! I Ii! !i !ii'!!' ll: 10,000 Vehicles/Day ;1!! ~~ ~ JLJ( .;:~::: rr ri~t//1,· I CD "'-~ & ,/ 36 I l 4~E ·11~ BASE YEAR ADT UPON CLOSURE OF E. WALLED LAKE DRIVE CITY OF WALLED LAKE ,._.,.,_,.......,....., .... McKENNA AS.SOCIATE&, .. COAPOAATEO communHy plfnntng urbtn de•91 ,.,m1ng1on NI• rnlc~an T,w+.,..,-.01-~ ,._A,,._,...,,... • OAKLAND COUNTY • . MAP 18 MICHIGAN lfU7U .-- - ·- �, • for development. The objective is to complete this link of S. Commerce Road, and connect it to a new collector in the triangular area, as part of a strategy for developing a road hierarchy. {; I l . l l - It is estimated that if the S. Commerce Road Extension was in place now, it would carry ,9,502 vehicles per day. In the year 2010 the AOT is estimated to be 15,162. At the present time, this extension could reduce traffic on Pontiac Trail between S. Commerce Road to Maple Road by 37 percent, and divert it onto Maple Road between S. Commerce Road to Maple Road, resulting in an increase of 33 percent on this link. Other impacts would be relatively small. Impacts of Combined Actions t. ' i I l . The individual actions cited above were combined together and evaluated by the computer model for the Base Year and 2010. Since there are 10 possible combinations of the 4 actions and since the analysis of the individual actions identified the Maple Road Connector as having the most positive impact, all combinations tested included the Maple Road Connector. The combinations tested are: 1. Adding the Maple Road Connector and widening Pontiac Trail between Walled Lake Road and the Coe Railroad to 5 lanes. 2. Adding the Maple Road Connector, widening Pontiac Trail and extending S. Commerce Road to E. West Maple Road. 3. · Adding the Maple Road Connector and closing E. Walled Lake to throughtraffic. I, ' 4. Adding the Map 1e Road Connector, widening Pontiac Trail , extending S. Commerce Road, and closing E. Walled Lake Road to through-traffic. Table 32 shows the Base Year AOT on the major road segments in the City. resulting AOT values are compared to the Base Year values. I I \ . The Examination of the results for the Base Year shows that constructing the Maple Road Connector and widening of Pontiac Trail produces extremely good results. Traffic volumes will be substantially reduced on Pontiac Trail. Additionally, the turning lane on Pontiac Trail will enhance the Level-of-Service and traffic safety. Adding the S. Commerce Road Extension to the above two actions does not significantly change the estimated traffic volumes on the major road segments in the City. The merit of this action is in opening up an area of the City for development and for improving local circulation. The combination of the Maple Road Connector and the closing of E. Walled Lake Road to through traffic will produce an increase of traffic in the eastern part of the City on Pontiac Trail, E. West Maple Road and Decker Road. The benefits. of this combination are not as great as from the previous two combinations when traffic volumes are considered. The chief merit of this solution is that it changes the function of E. Walled Lake Road to that of a collector street. - 122 - �0 - -7 ft TABLE 32 --- IMPACT OF PROPOSED ACTIONS ON AVERAGE DAILY TRAFFIC VOLUMES (ADT) ESTIMATES FOR BASE YEAR COMBINED ACrtONS AC:TIOH Bas:e 'teer M.31ple, C,:mne-ct,,r &: J.lidei1 P. Tr·ail Maple Connector ec Widen P. Trail Ix Extend S. Co1T1merce Maple Connect.or Ix Clo:3e E. I.Jal 1ed Lk <B'r') LmK I--N w -----TRAIL POHTIAC Uelc:h to DeckerDecker to S. Commerces. Commerce to Maple Maple to Walled Lake· l~alled Lark~ to Shoreline E. I-JEST MAPLE l~elch to De,:kerDeck er tc, S. Cc,m merceS. Co111(ner-ce to Pontiac Maple Cor,nea:tor· AOT Ratio to BY ------ ----------11450 10015 1~6n 2:::565 14221 10269 10758 16006 16110 13709 0.90 1.07 0.81 0.68 0.96 ADT 1056::: 1168€, 13291 163U:, 1391 ~· 0.92 1~17 0.68 O.E,9 0.98 1.23 1.04 1.33 na o.n 1.08 3734 6333 0.35 0.69 3802 6239 0.36 0.68 181347 111372 8657 1. 3(1 1. 09 1.10 18747 7785 0.74 0.90 0.99 7823 1.29 1.21 1.00 8731 10959 na 1. 10 na 10467 na 1.05 10085 11819 1.18 0.99 0.78 11484 7054 DECKER 14 Mile to E. West Mapl~ 14502 Maple to P. Trail 10896 P. Tr.ail to S. Commerce 783:3 11659 · 117E:9 88€:3 o.ao 1068(1 na 10765 1.20 1.53 1. 68 10493 7141 0.96 to 8'( ----------- ------------- 135"30 19310 21282 12627 10611 9139 na Ratio 1.18 0.1€, 1. 55 na 96::t3 ADT 13438 1•,72 19572 12•,10 13932 1316€1 16891 1182E: COMMERCE Extension <Maple to P. T · n.a P. Tr-.aiil to Oec:ker 10000 Ratio to BV 1091)2 13361 14939 18864 13462 1.25 1.14 1.14 s. FIOT 0.94 1. 30 0.9(1 O. 7E: 0.94 14254 ·14434 144:::4 11929 1.08 1. 13 R.atio ti:> BY ------♦------- 11358 12653 12658 n.a WALLED LAKE 14 Mile to P. Trail P. Tr.ail to Angle lu FIOT Mcipl~ Cc,nnector- ;5c ~Ji den P. Trail & E,.:tetid s. c,,,nn,e-rc~ ~ Clos~ E. W.311le,d Lk '3780 na 12•,97 171576 18445 13423 13140 0.95 1.33 0.76 0.80 0.95 na na ... ~)-·1 �l - The combination of all four actions does not produce significantly different results from the Maple Road Connector and E. Walled Lake Road closing alternative. The merits of this solution include: addition of the Maple Road Connector, the widening of Pontiac Trail to accommodate through traffic, opening up an area for development, and the building of a road hierarchy for better local circulation. Table 33 shows the model results for year 2010. Traffic volumes for the Base Year and 2010 are shown for the "do-nothing" condition. The ratios for 2010 "do-nothing" alternative show the growth in traffic that could be expected if no changes are made. These ratios can be compared to those obtained for combinations of actions. Map 19 shows the "do-nothing" traffic volumes for 2010 in graphic form. r i; \ - Two computer model results are presented in the table: 1) the combination of the Maple Road Connector, widening of Pontiac Trail and extension of S. Commerce Road, and 2) the combination of all four actions. Map 20 graphically portrays the results of combining the four actions. The computer model indicates that the combination of the Maple Road Connector, widening of Pontiac Trail and the S. Commerce Road extension will produce lower traffic volumes than with the combination that includes the closing of E. Walled Lake Road to through traffic. With the closing of E. Walled Lake Road to through traffic, volumes are somewhat higher in the eastern part of the City. However, it should be noted that this combination enhances the road hierarchy system in the City and allows E. Walled Lake Road to function as a collector. Conclusions and Recommendations Overview I !' l.., Analysis of present traffic conditions in the City of Walled Lake, review of regional growth and transportation plans, and modelling and estimating impacts of proposed actions for road improvements indicated that the key contributor to the transportation problems in the City of Walled Lake is the traffic generated outside the City, over which the City has no effective control. Planned changes in land use inside the City are expected to have only marginal impact on the overa 11 traffic on the City roads. However, efforts by the City to contra l access and develop collector streets could have substantial impacts on improving local circulation and traffic safety. In order to effectively address the problems in the City's transportation environment, the following three sets of actions are recommended: 1. Road improvements to relieve through-traffic impacts. 'l__ 2. Road improvements to build a road network hierarchy and improve local traffic circulation. ; 3. Control of access and future development. ' L - 124 - �' I . - ·-·--, J -·- - •1 IMPACT OF PROPOSED ACTIONS ON AVERAGE DAILY TRAFFIC VOLUMES (ADT) ESTIMATES FOR YEAR 2010 COMBINED ACTIONS AC:TIOt~ Base '(ear YR 2010 lHth N,::> Change in R•:>ad Syst.err, in City of w.all e-d Lake- ADT Ratio to E:Y Maple Connector ~, Widen P. Trail ti Extend S. Corr,merc:e (B'r') • LUU< ---------------------- POtffIAC TRAIL Welch to OieckerDecker tc, S. Commerces. CoinmEir·ce to Maple Maph- to WallE.>d LakEt l~a 11 ed Le1k e to S hot"Ei line ..... N u, FIOT ------11451) 1(1015 -lS1677 2::565 14-221 Map l E• C,::>t'\nec t,::>r ~: Widera P. Trai 1 ~< Close, W.al lE•d Lk ~: Exter,d S. Cc,mm•?rce AOT Ratio to B'Y' -------------- -------------- ADT Rdtio to E:Y 16519 144E.8 22811 326::0 21602 1.44 1.44 1.16 1.38 1.52 21310 20787 20?87 2124::: 1973E, 25761 16025 1. E:7 l. 56 2.(14 na 1.88 1.64 1.64 na 287::t na 164S18 16206 19383 1.53 2.12 15549 12124 1.47 1.33 3283 11439 15397' 1. (16 1.24 1.45 202:::1 137:::2 1.26 12914 1.65 16792 16057 1~637' 25552 20l6S1 1.47 l. E,Q l.(10 1.08 1.42 170€,5 180~3 206€,9 25020 196E:9 1.49 1.80 1.05 1.06 1.38 E. ~JEST MAF'LE Welch to Decker· . Oeck,er tc, S. Commerces. Coin~er-ce to Pontic1c Mai:,l e Cor,n,e,:tor· WALLED LAl<E 14 Mile to P. Trail P. Trail. to Ang! e 1135:3 12658 12658 n.:i 10611 S•13'3 DECKER 14 Mile to E. West Mc1ple 14502 Maple to P. Trail P. Trai J. to S. CommEir·ce 15,??.4 1.• 05 1.43 1.54 ~~ 15!i32 12073 n~ 10000 na na 1~06 13292 1.33 14490 L0896 1348E, 11381 209~i8 23825 1.85 1. 88 2. 27 na 0.31 1.25 1. 40 S. COMMERCE Extension (Maple to P. T P. Trail to Decker kl N 1.45 15925 na 16081 1.61 �la] .-,- l -~ J J J LEGEND ljl Ill !~ !!'1!;11::1;\ti;\1::::1:11 10,000 Vehicles/Day }_____fl---· ~ 1 :•:• :•=~1 + - - - + I - - - iI- - · \W? :::•::Jl--, :::::::::::·: :·=·=·=· ~t-'-'-'-'-'-' ~ ',';69J 1'l \'if ·_.1.p II J n g==: : ~ 1 NO . "\i_Hf,!,!~!:::-.~ ·,. · ; _ ~ •, 1 MckEHNA ASSOCIATEI, tr,CORPOftATEO "9~ IM't)Aft dHlgn fennlngton hlle tnlchtga,n tC>fflffllSIH.r ,,....,.. ..............,. . .,,,.,. ........ ,....,,,~.......,1:1 •• , J.rtltA,,l,w, ..dllle,\ • 36 I 5 2 3 4 -; m-1~,~·~~ :~i l~lil ~~~=:=!:::::==::'::====== ADT IN 2010 ·w1fH CHA~GEsT TO THE ROAD SYSTEM CITY OF WALLED LAKE 1 OAKLAND COUNTY • MAP 19 MICHIGAN mnn �-- - "j -- -~ .. J i, . - 1 -~-- l ; LEGEND - 10,000 Vehlcles/Day :!\l\@oomtmn ~r·tr-1.r~ ,I~:: r.: r.:. ~:- c::::;J ~ 36 fl-Ji\\\\\\\;%\\\\ft'• "· "~'·.._·.'\:, · I I I I I I 19689 ::::::: n l":::ll\\\:'' .:: 1111 I 11ITlrlljl1,~. ., ~,:;;::_:\':l\\\\\'.\'" I 1 C•lt ti •·•• I ] ,,,. , .. , di,.; ,j ·- - · ~-b,Vl·irrn:·t:•:•:-:-:-:-:-:111.u.).J.UI~ [) \,~ Un ., ADT IN 2010 UPON IMPLEMENTATION OF ALL RECOMMENDED ACTIONS CITY OF WALLED"""LAKE ..... ,-~,... ,..NW\, .... ,,....... llcKENHA AIIOCIATEI, INCORl'OIIATEO nan .. ,1gn 1••• eommunttr ,..,_.. 1""""'91on- ffllc:hlgen MftAIMt, .. lftltM • OAKLAND COUNTY I -1 I I I Uu • MAP 20 MICHIGAN utn - n .-- ! �High Priority Road Improvements Pontiac Trail in the downtown is the key to the transportation problems in the City. Pontiac Trail has the highest traffic volumes, lowest Level-of-Service, and lowest traffic safety. In order to improve transportation conditions, at •present and more importantly in the future, the City has to first concentrate on Pontiac Trail. Currently, Pontiac Trail between E. West Maple Road and E. Walled Lake Road carries about 23,000 vehicles per day. It is estimated that by the year 2010 and without further road improvements, this road segment will carry close to 33,000 vehicles per day, an increase of about 40 percent. I l .. Already, there is congestion and backup of traffic at the Pontiac Trail intersect ions during the peak periods. Without road improvements to re 1i eve this through-traffic pressure, the traffic situation on Pontiac Trail is expected to deteriorate even further. To address this problem we recommend as high priority: 1. Construct the Maple Road Connector 2. Widen Pontiac Trail between E. Walled Lake Road and the Coe Railroad These two projects are complementary. The greatest reduction in traffic on Pontiac Trail is expected to result from construction of the Maple Road Connector. While an additional fifth lane on Pontiac Trail will not add much capacity, it will accommodate turning movements and thus allow for smoother flow of traffic. Its impacts are expected to be realized in terms of improved Level-of-Service and traffic safety. It should be noted that without reduction in traffic on Pontiac Trail itself, the turning lane alone would not be very effective and both projects are needed together for maximum effectiveness. It is estimated that during the Base Year the Maple Road Connector (alone or in combination with 5 lanes on Pontiac Trail) would carry approximately 12,000 vehicles per day, and about 15,500 vehicles per day by the year 2010. For the Base Year this diversion of east/west traffic from the Pontiac Trail funnel is estimated to reduce traffic on Pontiac Trail between S. Commerce Road and E. West Maple Road by about 25 percent, and between E. West Maple Road and E. Walled Lake by about 33 percent. In fact, the computer model indicates that with the Maple Road Connector in place and in spite of substantial regional growth, traffic on this section of Pontiac Trail in the year 2010 would not be much more than the present level. It is estimated that traffic volumes will remain virtually unchanged, at about 23,000 ADT between E. Walled Lake and E. West Maple Roads, and will increase by only 19 percent to 23,500 between W. Maple to S. Commerce Roads. These two complementary projects are effective on their own merits. However, they are important also as pre-requisites for effective functioning of the other road improvements, namely closing E. Walled Lake Road to through-traffic and - 128 - �'- I extending S. Commerce Road southward to E. West Maple Road. Without the Maple Road Connector/Pontiac Trail Widening, closure of E. Walled Lake would worsen traffic flow in the City, and the S. Commerce Road Extension would not have much effect. . In summary, 'the Maple Road Connector/Pontiac Trail Widening is a high priority road improvement project for relieving transportation problems in the City of Walled Lake - both on its own merit, and as a pre-requisite for the effectiveness of the additional road improvements considered in this study. Second Priority Road Improvements I l. The second priority road improvements will enhance circulation and help to develop a hierarchical roadway system in the City. For effectiveness, however, they need to be implemented in tandem with the widening of Pontiac Trail and the Maple Road Connector. Thus, the following actions are recommended as having second priority: 1. Extension of S. Commerce Road to E. West Maple Road 'I . 2. Closure of W. Walled Lake Road to through-traffic These two projects are independent of each other and do not necessarily have to be implemented together. They will improve local traffic circulation, assist in developing a road network, provide for collector streets, and accommodate future 1and development. However, if implemented with out the Maple Road Connector/Pontiac Trail widening, they will not alleviate the major traffic problem of the City, i. e. the through-traffic. Accordingly, they should be considered as the second part of a staged road improvement plan in the City. South Comerce Road Extension The S. Commerce Road Extension would expand the limited road network in the City by providing an additional north/south link (from Pontiac Trail to E. West Maple Road). More importantly, it could al so serve as a means for opening the triangular parcel of land located north of the Coe Railroad, and east Pontiac Trail for development. It is proposed that this improvement and any 1and development be conditional upon the construction of a collector street in the triangular area described above. The collector street would serve smaller local streets and be connected to Decker Road and Pontiac Trail. The building of the S. Commerce Road Extension, by itself, would not change the overall traffic conditions in the City, and its impact on through-traffic will be marginal. This segment of road will basically act as a localized traffic divertor. It will reduce traffic on the short segment of Pontiac Trail between S. Commerce and E. West Maple Roads by diverting it to E. West Maple Road, and than back onto Pontiac Trail. Closing E. Walled Lake Road to Through-Traffic E. Walled Lake Road, the most scenic road in the City, connects the City to its focal point, Walled Lake. The recreation activities on the lakefront leads to - 129 - �pedestrian movement across the road and to boating related activities near the road. These activities and local traffic conflict with the through-traffic on this narrow curved road, resulting in congestion and accidents. Furthermore, the anticipated closure of the southern segment of this road to through-traffic in the City of Novi is expected to increase traffic on the segment of road .within the City of Walled Lake beyond its present high volume. The objective of the proposed closure is to reduce through-traffic on the lakefront portion of E. Walled Lake Road between 14 Mile Road and Pontiac Trail, and allow it to function as a collector. Currently this segment of E. Walled Lake Road carries almost 11,000 vehicles per day. Closing it at 14 Mile Road will reduce traffic to about 4,000 vehicles per day in the Base Year and to 5,500 vehicles per day in the Year 2010. I ' Implementation of this action alone, will have negative impact on the overall circulation in the City, and is not recommended. Because of strong east/west regional traffic patterns, this closure would divert traffic (from east to west and vise versa) first onto Decker Road (between 14 Mile and E. West Maple Roads), and then, via E. West Maple Road and Pontiac Trail to the western boundaries of the City. This additional traffic would overload these roads and reduce the Level-of-Service. If E. Walled Lake Road was closed to traffic today (with no other road improvements), traffic on Decker Road would increase by about 30 percent from 14,500 to 19,000 ADT, and on E. West Maple Road by about 45 percent from 12,500 to approximately 18,500 ADT. By the year 2010 the traffic volumes on Decker Road would be about 20,000 ADT and 24,000 ADT on E. West Maple Road. Such volumes would indicate a need to widen Decker and E. West Maple Roads to up to four lanes. A way to efficiently accommodate this diverted east/west traffic would be to channel it through the Maple Road Connector/Pontiac Trail widening. Hence, the successful implementation of this closure is conditional upon the completion of the Connector. In summary, it is recommended that Walled Lake should not be closed on its own. It should be viewed as a "staged" project contingent upon completion of Maple Road Connector/Pontiac Trail Widening project. r Control of Access and Future Development To further separate local traffic from through-traffic, provide for a more efficient circulation of local traffic, and to improve traffic safety, it is recommended that the City take the following actions: 1. Control access by a more restrictive set of driveway ordinances, 2. Eliminate on-street angle parking in the City, 3. Develop a collector road system in new developments by exercising stronger leverage on developers, and - 130 - �.. I 4. Limit access to the major •arterials by developing a system of frontage roads. Control of Access Points Access control is one of the few actions the City can take to affect its transportation system, without dependence on outside {regional) forces. Thus, it is highly recommended that the City exercise its power in this area to more effectively control the way vehicles enter its road system. There is a somewhat undefined system of driveways along the City roadways. This is particularly evident on the outskirts of the downtown area along Pontiac Trail and at the intersection of E. West Maple Road with Pontiac Trail. /" It is recommended that the City develop and enforce a good set of City ordinances regarding driveways and curb cuts. A critical time to address the problem of these driveways and curb cuts is before the widening and/or repaving of any roads. However, it is recommended that the City take a more disciplined approach and address this problem as soon as possible. l. Eliminate On-Street Angle Parking Another area where the City has power to affect its transportation system is in the control of parking. In the City there are two locations where angle parking is permitted in the City: on E. Walled Lake at the intersection with Pontiac Trail and on E. West Maple Road near the intersection with Pontiac Trail. I c .. r i' L Angle parking, while providing more spaces per linear foot of curb, has the disadvantage of allowing vehicles to back into traffic and should only be used in very low volume environments. Both of these are high volume intersections and are inappropriate for angle parking. It is recommended that the City eliminate the angle parking on E. West Maple Road and E. Walled Lake Road near their intersections with Pontiac Trail. ! i. Develop Collector Road System in Hew Developments It is recommended that the City develop a Collector Road System by using the site plan review process 0 to encourage developers to construct collector roads. l L Only residential development plans which incorporate a collector road system should be approved. A collector road should collect local traffic in the development, then channel it to an arterial. Direct access/egress from a new developments onto an arterial should be discouraged. This policy should apply to partially or fully undeveloped areas such as: 1. The triangle bordered by the Coe Railroad, Pontiac Trail and Decker Road, - 131 - I-= �I 2. The area bounded by Pontiac Trail, Coe Railroad, Commerce Township, Wolverine Lake and 3. The area between Pontiac Trail, Coe Railroad Ladd, and W. Walled Lake Road, 4. The area in the southwest corner of the City, and 5. The area east of downtown. It is also recommended that for public safety, to accommodate emergency vehicles, the collector system in each of these areas should be connected to at least two different arterials. This configuration would assure alternative access route by emergency vehicles, even if one of the other access points is blocked. Limit Access to Major Arterials by Developing Frontage Road System Pontiac Trail, the major arterial through the City also serves as a residential street from S. Commerce Road to the eastern boundary of the City. Along this segment of Pontiac Trail there are numerous residential driveways which exit directly onto the major arterials. This is a very undesirable configuration. I, I It is recommended that the City consider developing local frontage roads on either side of Pontiac Trail between S. Commerce Road and Decker Roads to provide land access. These · frontage roads would serve as local collectors, reduce conflicts, and further separate the local traffic from through traffic. Summary l • The following three-stage program is recommended to improve the transportation system in the City: 1. Build the Maple Road Connector and widen Pontiac Trail. 2. Build the S. Commerce Road Connector and /or close E. Walled Lake Road to through-traffic. 3. Initiate a program to develop a collector road system, and control access to the road system. Construction of the Maple Road Connector and widening of Pontiac Trail are the most critical projects to relieve impact of through-traffic. These two projects are complementary and should be implemented jointly. Together they are expected to reduce the pressure of through traffic and improve the Level-of-Service in the downtown area of the City. The second set of projects which can be implemented separately or together, but only after the Maple Road Connector and Pontiac Trail widening projects are completed, includes the building of a S. Commerce Road Connector and the closing - 132 - - - - - -- - - - - - - - - -- - �of E. Walled Lake Road to through-traffic. These projects will improve local circulation, assist in developing a good road network, provide for collector streets and accommodate future land development. The third recommendation, which does not necessarily depend on the first two, . ca 11 s for a'.dopt ion and enforcement of a stricter policy on curb-cuts and driveways, eliminating angle parking in the City, and encourage the building of a collector road system in new developments. L References AJH Associates (1987), "Quick Response System II, Reference Manual", Prepared for the Federal Highway Administration, U.S. Department of Transportation. iI • Michigan Department of Transportation, and the Federal Highway Administration (1989), "Draft Environmental Impact Statement for the Haggerty Road Connector, Oakland County, Michigan, Prepared by Envirodyne Engineering, Inc. Sosslau, A.B., A.B. Hassam, M.M. Carter, and G.V. Wickstrom (1978), "QuickResponse Urban Travel Estimation Techniques and Transferable Parameters," NCHRP Report 187, Transportation Research Board, National Research Council, Washington, D.C. Transportation Research Board (1985), "Highway Capacity Manual, Special Report 209, Transportation Research Board, National Research Council, Washington, D.C. - 133 - �FUTURE LAND USE Introduction r Walled Lake .and the rapidly growing suburbs surrounding it are similar in one · respect: they both have vacant buildable lands that are primed for the development boom that has been in progress in western Oakland County for the past several years. Almost a quarter of the land area in Walled Lake, about 370 acres, is still vacant. Walled Lake stands apart from neighboring communities, though, because it also has a historic downtown, older neighborhoods near the lake, and aging strip commercial districts. In short, Walled Lake has a much more diverse land use pattern than surrounding communities. There are neighborhoods and business districts whic~ represent several decades of development, and in some cases are in need of modernization or revitalization. On the other hand, there are lands which have never been built upon, which could be developed with new, modern residential, commercial, or industrial buildings and uses. Early in the planning process, the Planning Commission reviewed and approved a series of goals to help sort out some of the difficult issues related to planning a community with such a diverse land use pattern. Primary goals agreed upon by the Planning Commission include the following: - Neighborhoods: Foster strong, vital neighborhoods to ensure that Walled Lake continues to be recognized as a stable community were families and individuals reside, work, and shop. - Master Physical Planning: Maintain complementary land use relationships which promote a harmonious, attractive community; preserve natural resources; promote a sound tax base; and provide for manageable traffic volumes. I i i - Roads and Transportation: Develop an orderly program for improvement, maintenance, and expansion of the road system in order to meet increasing traffic demands, provide smooth traffic flow, and provide proper access to all property within the City. l .. - Property Maintenance: Recognize that the City and its physical resources are dynamic, and aggressively encourage property maintenance and reinvestment. I . - Fiscal Stability: Promote the development of a financially secure community which can continue to provide all necessary services to its residents and businesses in an efficient manner. Land Use: Promote efficient use of the land and encourage assembly and orderly redevelopment if appropriate land use plans are presented for new development on vacant lands, underdeveloped areas, areas isolated among more intensive uses, or areas which are declining or negatively impacted by nonresidential traffic or incompatible land uses. - 134 - ....u �i - Urban Design: Promote development that is consistent with the urban design concept that is defined and described in the Master Plan. ltt r~ ( L [ [ ,·· I 1. l ' - Planning Innovation and Flexibility: Encourage innovation in land use planning where innovation would achieve a higher quality of development than wduld be possible under conventional zoning. : ' i In addition to these general goals, the Planning Commission reviewed and approved more detailed goals concerning land use, housing, the environment, economic development, transportation, community facilities, and recreation. Future Land Use Map The Future Land Use Map (Map 21) sets forth recommendations for continued use, new development, and reuse of land in the City over the next two decades. The Future Land Use Map is a link between what exists and what City leaders and citizens would like to have. Together, the Master Plan and Future Land Use Map provide a flexible guide to promote informed public and private decisionmaking for the betterment of the community. The land use designations on the map are generalized; they are not intended to be site specific or to follow specific property lines. Although the Master Plan and Future Land Use Map form the basis for the Zoning Ordinance and other rigid legal controls, the Plan and Map are intended to be flexible policy documents and decision-making guides. General Form of the City. Review of the Future Land Use Map reveals that the general form of the City is affected by three key parameters: l l. L 1. Existing land use patterns and recent development proposals. 2. Transportation corridors, both existing and planned. 3. The overriding goal to maintain the quality of the City's residential areas. As a result of the interplay of these three parameters, it is proposed that the development of intensive commercial and office uses be confined to existing business districts along major thoroughfares and near the lakeshore. The map provides limited opportunity for expansion of the commercial/office district to accommodate the needs identified in the Economic Analysis chapter of this plan. The plan further proposes that the two existing industrial districts located along the railroad tracks on opposite sides of the City be retained, but that future industrial development be confined primarily to vacant lands on the north side of the railroad tracks adjoining the easterly industrial district. Aside from this core of intensive commercial and industrial development which builds upon past growth and prevailing development patterns, the plan proposes - 135 - r-::. �r I that most of the rema1n1ng land area be reserved for single and multiple family residential development. Multiple family districts are used as transitional land uses, to buffer the lower intensity single family uses from the more intensive development and traffic along the thoroughfares . . A key element which is displayed on the Future Land Use Map is the proposed transportation network, consisting of several new roads that are intended to alleviate traffic congestion, forestall cut-through traffic in neighborhoods, and provide access to vacant lands. Implementation of the transportation recommendations is mandatory to achieve the goals set forth in this Master Plan and improve the quality of life for residents. Recommendations for each of the land uses identified on the Future Land Use Map are reviewed in the next several pages. Residential Land Uses ( I l. I I. The Population Analysis revealed that Walled Lake has experienced continued population growth over the past thirty years. Since 1980 the population has increased an average of 2.65 percent per year. The growth in population has been attributed to five key factors: regional growth patterns, the quality of the residential environment, expanding economic opportunities in western Oakland County, improved public services, and new housing construction. The population projections anticipate continued impact from these five factors. By the year 2005 the City's population is expected to increase to 6,908, an increase of about 1,200 persons. To accommodate the projected population increase an additional 513 housing units would have to be constructed by the year 2005. Accordingly, about 102 acres of land must be turned over for residential development during the next two decades. I. The type and design of housing is an important concern with regard to future residential development. Over the past twenty years the number of rental units has increased from about 26 percent to almost 52 percent of the total housing stock. The predominance of higher density residential development has affected the character and appearance of neighborhoods, contributed to traffic congestion, and affected the "small town" environment sought by many residents. I l: Although the Future Land Use Map proposes locations for new multiple family development, a high standard of development is desired. The following standards apply to both single and multiple family development: - The creation or enhancement of "neighborhoods" should be a primary residential development objective. There is a need to coordinate housing construction with the development of schools, parks, community services, and neighborhood shopping services. - Improvements to the road network are needed to support large-scale residential growth. Local streets in new residential developments should - 136 - �- r be connected with abutting local streets. Residential developments should generally have more than one point of access to enter and leave the development. New resipential developments should be designed to be compatible in appearance with existing single family housing. With regard to multiple family development, well-designed townhouse units are generally preferred over conventional apartment buildings. - Low density multiple family development (maximum of 10 to 12 units per acre) is considered most compatible with the existing character of the community and planning objectives set forth in this plan. The Future Land Use Map identifies three general areas where single family development is appropriate: - Southeast Part of the City. This area consists of older cottage-style homes near the lake, plus newer housing in the Tri-A and Lakeland Hills Estates Subdivisions. The opportunity for additional single family development exists on vacant land located between Gamma and Leon Streets. Also, large parcels of land located north and south of Leon Street, west of Decker Road, could be split to create new home sites. Attention must be focused is this part of the City, Subdivision. Also, there of a neighborhood park in on maintaining the quality of older housing in particularly in the Welfare Lakeview is a need for recreation facilities in the form the southeast part of the City. - Southwest Part of the City. This area consists of small homes in lakefront subdivisions, plus a few larger homes on large parcels along W. Walled Lake Drive. The opportunity for additional single family development exists in principally two locations: 1. Between W. West Maple and Pontiac Trail, near the City's western boundary. The single family designation is consistent with the existing use of the land, the planned development of land in Commerce Township to the west, and the desire to preserve certain natural resource features. 2. North of W. Walled Lake Drive, where large lots could be divided to create additional home sites. - North Part of the City. The lowest density single family subdivisions are located in the north part of the City. For example, the lots in Supervisor's Plat No. 4 east of S. Commerce Road are up to one acre in size. Unlike other single family areas in the City, the subdivisions in the north part of the City are fairly well insulated from heavy traffic and incompatible land uses. No more vacant land is left for large scale subdivision development in the north part of the City, but there are some opportunities for infill. - 137 - �Multiple family areas are generally located on the Future Land Use Map where they can serve as a transitional use between commercial or industrial development and lower density single family housing. The Future Land Use Map identifies eight general areas where multiple family housing is appropriate: - ln the Qorth end of the City at the intersection of S. Commerce Road and Decker Road. Multiple family development in this location serves as a buffer between the single family areas to the south and east and the more intensive non-residential uses and traffic at the intersection. There is a limited amount of vacant land available for additional multiple family development in this area. - On the south side of Pontiac Trail at the intersection with Decker Road. The multiple family development in this location provides a transition zone between the single family development to the south and the existing and planned non-residential uses at the intersection. A multiple family development is currently under construction in this area. - ln the central part of the City, extending generally between Decker Road and S. Commerce Road, north of the industrial and commercial districts. Existing and planned multiple family development in this part of the City provides a transition zone which separates the single family districts to the north from the industrial and commercial districts along the railroad and along Pontiac Trail. A limited amount of vacant land which has access to Pontiac Trail is available for development to complete this transitional buffer. - On the west side of the City, between the Commerce Township boundary and S. Commerce Road (the "Foster Farm" site). A portion of this parcel is occupied by wetlands, but it is estimated that there are over 40 acres of buildable land. Multiple family development at a density of no greater than 10 to 12 units per acre is considered appropriate in this location provide that: 1. Two or more points of access should be provided. Ideally, access should be provided to S. Commerce Road, Pontiac Trail, and Ladd Road . 2. Consideration should be given to developing a mixture of housing types, including single family housing on the north side of the parcel. Single family development is not considered appropriate for the entire site because of the intensity of existing and planned development on adjacent lands. Industrial uses are planned for the adjacent lands to the west in Commerce Township, and commercial development is planned along Pontiac Trail to the east. However, single family development borders the parcel on the north in Wolverine Lake. 3. Direct access should be provided at the rear of any future adjacent neighborhood shopping facilities developed along Pontiac Trail. i. I I, - 138 - �- On the south side of E. West Maple Road, west of Decker Road. Apartments and a duplex subdivision occupy much of the land in this area, but there are a few remaining parcels where new multiple family construction could occur. Such development provides a transition zone that protects the single family subdivisions to the south from the intensive activity on Maple Road. - East of Pontiac Trail, between E. West Maple Road and the lake. A proposal for construction of 128 attached condominium units (Winwood Place) has been approved for a 21.9-acre site immediately west of the Tri-A Subdivision. Similar development would be appropriate for the vacant land immediately south of the Winwood site, provided that care is exercised so as not to encroach on the extensive wetlands in this area. At the intersection of Decker and Fourteen Mile Roads, in the southeast corner of the City. The Lake Village residential complex occupies about 33 acres of land in the southeast corner of the City. In the long-term, the boundaries of this multiple family district could be squared off, resulting in the reuse of about 4.2 acres of land along Fourteen Mile Road that are currently occupied by single family homes. - In the southwest part of the City, west of the lake. Four areas have already been developed for multiple family use in the southwest part of the City, including Walled Lake Villa Apartments, Maple Hill Apartments, and Shoreline Condominiums. In the long-term, the boundaries of this Walled Lake Villa multiple family district could be squared off, resulting in the reuse of about 2.4 acres of land that are currently occupied by single family homes. No other new multiple family development is considered appropriate in this part of the City. The Future Land Use Map designates one location in the City, north of the railroad tracks and west of Pontiac Trail, for mobile home park development. The existing Fawn Lake Estates Mobile Home Park is located in this area; vacant lands north and east of the existing park are designated for additional mobile home park development. A portion of the area that is designated "Mobile Home Park" is covered by wetlands. Commercial and Office Uses t The Economic Analysis revealed that there is strong potential for additional commercial and office development in Walled Lake, as the population, number of households, and total income in the trade area continues to increase. Research presented earlier revealed that opportunities exist to fill certain niches in the convenience goods market. In addition, there is a need for new office development to provide higher quality office space for the professionals who serve Walled Lake residents. Furthermore, the service sector represents a clear-cut opportunity for substantial new business development in Walled Lake. [_ - 139 - �A description of the commercial and office areas designated on the Future Land Use Plan follows: 0 - E. West Maple Road/Pontiac Trail/Commerce Road. The Master Plan proposes that the most intensive concentration of commercial activity be located in the vicinity of E. West Maple Road/Pontiac Trail/Commerce Road. Accordingly, the Future Land Use Plan calls for additional commercial develo~ment on vacant lands on both sides of Pontiac Trail, between the railroad and S. Commerce Road. A new style of commercial development is desired in this area. Instead of individual businesses on separate parcels, there is a need to assemble lots and develop larger, well-designed commercial developments with ample landscaping, parking, loading, and other site features. New developments must be adapted to pedestrian as well as vehicular transportation. Finally, transportation deficiencies must be addressed if this commercial district is to function properly. Traffic congestion and inadequate access affect the viability of the commercial district. S. Commerce Road should be extended south of Pontiac Trail to E. West Maple Road, and the missing link should be constructed between E. and W. West Maple Roads. - E. West Maple Road. Over the next twenty years, the E. West Maple Road commercial district is expected to continue as a mixed service and convenience retail district, serving residents of Walled Lake and surrounding communities. New development on vacant lands, most notably at the intersection of Decker and E. West Maple Road, is expected. Redevelopment and renovation of aging commercial buildings and sites must also be included in long-term strategy for this district. The continued operation of service-type businesses, such as printers, collision shops, repair shops, and so forth, is generally considered appropriate east of Decker Road. The Future Land Use Map calls for the eventual removal of incompatible industrial uses along this corridor. I I l. I I I l. ll . - Pontiac Trail. The Future Land Use Map calls for continued commercial use of the frontage along Pontiac Trail south of E. West Maple Road. Because of the cramped site conditions in this area, intensive commercial uses that generate a lot of traffic (such as convenience stores) should not be permitted. The Pontiac Trail frontage would be best-suited for low intensity office uses. The Future Land Use Map does provide for greater depth for the commercial frontage wherever feasible, particularly on the east side, to allow for limited expansion as well as improved site design on the existing inadequately-sized sites. - Waterfront District. The historic downtown along the waterfront is no longer a center of retail activity. Continued development of restaurant, entertainment, and specialty goods businesses appears to be the key to long-term economic viability of the waterfront district. However, as noted earlier in the Master Plan, the market niche served by the waterfront district must first become better-defined. Also, certain functional problems must be resolved, particularly the parking deficiency, before any significant growth can occur in the waterfront district. - 140 - �■ I - Ladd Road Neighborhood Commercial District. The business district on the west side of Ladd Road, south of W. West Maple Road, is an excellent example of a properly functioning neighborhood commercial district. The businesses provide for the basic necessities of surrounding residents, yet the intensity of the use is not disruptive to nearby residences. The Future Land Use Map calls for continuation of this neighborhood district, with the ' opportunity for limited expansion to the west on approximately three acres of vacant land. - Pontiac Trail/Decker Road Business District. Currently, the only businesses located in this commercial district include medical offices and a gas station. However, additional retail development is planned for the intersection, with the intent that it become a full-fledged neighborhood commercial district. In fact, a proposal for a neighborhood shopping center was reviewed and approved for the northeast corner of the intersection in July of 1988, but was never built. In addition to the retail development, the Future Land Use Map calls for additional office development on the northwest corner of the intersection. There are five large parcels of land that could be assembled and developed into a planned professional office park. S. Commerce Road Office District. The S. Commerce Road office district consists of several existing office buildings near the turn in S. Commerce Road at the north end of the City. The Future Land Use Map calls for no additional office development in this part of the City. - Maple Road Connector Office/Research Park. One of the most exciting developments on the horizon in Walled Lake is expected to occur upon completion of two major public projects. First, plans and funding proposals are being formulated for the construction of the "missing linkn that will connect E. and W. Maple Roads. Second, the deteriorating Walled Lake Junior High School is expected to be vacated in 1992, upon construction of a new school elsewhere in the district. The combination of these two projects provides the opportunity for planned office/research development on the vacated 13-acre school site, which will have frontage on the Maple Road Connector. Industrial Land Uses The Economic Analysis revealed that conditions are not conducive for large scale industrial growth in Walled Lake, although the City can accommodate limited light industrial or research development. The lack of large vacant tracts of land and transportation deficiencies are the two major constraints to industrial growth. l. To counterbalance its liabilities, the City offers a central location within the county, proximity to attractive neighborhoods and residential communities, adequate public utilities, and receptive public officials. Industries that would benefit most from Walled Lake's assets include small manufacturing, design or fabricating shops, or research or administrative facilities. - 141 - �The Future Land Use Map calls for continued industrial development in the two existing districts on the east and west sides of the City. The west industrial district along Ladd Road consists of the 40-acre Textron research/adm j nistrative complex, and various manufacturing operations which are located partially in Commerce Township. Limited new manufacturing development is expected in this district, but there is vacant land within the Textron complex that could be developed for additional research and administrative uses. The extension of Maple Road would make such expansion more feasible. The continued operation of this stable industrial district is important for the overall well-being of the City. Over the next twenty years the City must continue to make improvements to public facilities serving this area as an inducement for the industries to maintain or expand their operations . . The Future Land Use Map also calls for continuation and expansion of the east industrial, located east and west of Decker Road along the railroad tracks. However, in contrast to previous plans, the new Future Land Use Map does not propose industrial frontage along E. West Maple Road. As noted earlier, commercial service uses are considered more appropriate for the Maple Road frontage on the east side of the City. · A twofold strategy is required to address the development issues in the east industrial district. First, a strategy is needed for revitalization and renovation of a number of existing deteriorated or inadequately maintained industrial buildings. This strategy may involve, for example, investment in public facilities (such as road paving or drainage) or efforts to encourage general site improvements when site plans are submitted for expansion or renovation. · L Second, a strategy is needed to facilitate new industrial development on vacant lands north of the railroad and west of Decker Road. Foremost, plans must be formulated for a new road to provide access to these vacant industrial lands via Decker Road. If the railroad ever ceases to operate, the abandoned railroad right-of-way could be reused as a road right-of-way to provide the needed access to the vacant industrial lands. Industrial traffic should be kept off of Pontiac Trail. Parks and Recreation The Recreation Analysis indicated that the immediate emphasis in terms of parks and recreation planning should be on the development of facilities in existing parks, rather than acquisition. However, the analysis recognized that new park development would be desirable under the following circumstances: 1. There is a need for community park land of sufficient size. According to accepted national standards, community parks should be at least 15 acres in size. - 142 - �2. . 3. 4. There will be a need for additional neighborhood park space in 1992 when the Walled Lake Junior High School closes. The 14.9-acre Junior High School site serves as a neighborhood park . • There is need for greater lake access for residents. Future residential development will generate the need for additional parks. Efforts must be made to assure uniform distribution of park sites. The Future Land Use Map identifies all existing City-owned parks, including Sims Park, Pratt Park, Marshall-Taylor Park, Mercer Beach, and Riley Field. A Five-Year Action Program is set forth in the Recreation Analysis chapter of this plan, which itemizes specific improvements that are needed in each of these parks. In addition, the Future Land Use Map identifies general locations for three future park sites, as follows: 1. A neighborhood park will be needed in conjunction with future residential development on the "Foster Farm" site, west of S. Commerce Road and south of Wolverine Lake. Such a park could be incorporated into the plans for construction of a retention basin on the property for the purposes of stormwater management. 2. Consideration should be given to developing a neighborhood park on the former well site on the north side of Pontiac Trail, east of S. Commerce Road. 3. For the purposes of achieving more uniform geographic distribution of parks, the Future Land Use Map indicates a possible future park in the southeast corner of the City, north of Leon Street. Public and Semi-Public Land Uses In addition to park sites, the Future Land Use Map identifies the following public and semi-public facilities: 1. City Hall Complex. The City Hall complex located on E. West Maple Road is the center for most municipal operations. The City Hall building houses the City administrative offices, the Police and Fire Departments, and the library. In addition, the Department of Public Works facilities and a Volunteer Fire Department building are located on the site. 2. Schools. Two existing schools are identified on the Future Land Use Map: Decker Elementary School (located on Decker Road, north of Pontiac Trail) and Walled Lake Elementary School (on W. West Maple Road, west of Ladd Road). Since the Junior High School is slated to be closed in 1992, the desired use for the Junior High School site -- office/research -- is - 143 - �shown on the Future Land Use Map. The two elementary schools are expected to continue in operation for the foreseeable future, but no new school construction is planned within the City. 3. Other Facilities. Other public and semi-public facilities shown on the Future Land Use Map include churches, the District Court, and sites occupied by utilities. Road Network The Traffic and Transportation chapters of the Master Plan identified several circulation system deficiencies, including: - Lack of a road hierarchy, resulting in inadequate separation of local traffic from through-traffic. - An excessive amount of through-traffic on city streets. - Lack of road network. Most traffic is funnelled onto Pontiac Trail, causing congestion. Where there is a well-developed network the traffic is distributed among several streets. - Excessive number of access points onto the City's arterials, resulting in traffic conflicts, accidents, and congestion. - Excessively high levels of traffic on Pontiac Trail. Recommendations to address many of these deficiencies are set forth in the Traffic and Transportation Evaluation and Recommendations chapter of the Master Plan. To summarize, the Master Plan proposes a three-stage road improvement program as follows: - First Priority: Trail. , I Construct the Maple Road Connector and widen Pontiac - Second Priority: Extend S. Commerce Road from its present terminus at Pontiac Trail to E. West Maple Road. When the Maple Road Connector is completed close E. Walled Lake Road to through-traffic at Fourteen Mile Road. Third Priority: Initiate a program to develop a collector road system, particularly in new developments, and control access to the road system by limiting the number of driveways or curb cuts. The Future Land Use Map identifies general locations for new roads, including the Maple Road Connector, the S. Commerce Road Extension, and access roads needed to serve vacant lands. In addition, the Future Land Use Map serves as a master thoroughfare plan, identifying three types of roads which serve the City: - 144 - �- Arterial roads serve the major centers of activity, the highest traffic volume corridors, and the longest trips. Arterial roads generally should have a 120-foot right-of-way. Arterial roads designated on the Future Land Use Map include Pontiac Trail, E. West Maple Road, S. Commerce Road, and Ladd Road . • - Collector roads provide both access to abutting properties and traffic circulations within residential, commercial, and industrial areas. The purpose of a collector road is to collect traffic from throughout the City and channel it to the arterial system. Collector roads should generally have a 86-foot right-of-way. Collector roads designated on the Future Land Use Map include Decker Road, Fourteen Mile Road, Walled Lake Road, and Angle Street. - Local roads primarily provide direct access to abutting land and to collector and arterial streets. Movement of through traffic is usually discouraged on local roads, which typically have a 60-foot right-of-way. l [ I~ l - 145 - �") '~ w "., C w z ~ w > ., 0 • ~ 0 ., w ◄ ., > " ·:) ·;7 ~.1!1JJ!!:jitS3 MOBILE HOME PARK - - ..... [l FUTIJRE PARK- ~ t,~ -~'-•· ~. ~ {r!.fi:~.. ■ GENERAL LOCATION ROAD CLOSURE ■ RETAIL & OFFICE ~ UTILITY -•- PROPOSED ROADS (GENERAL LOCATION> ■ OFFICE/RESEARCH ffi CITY HALL - ARTERIAL ROADS lj LIGHT INDUSTRIAL l2l CEMETERY - COLLECTOR ROADS = LOCAL ROADS ~ PUBLIC & SEMI- PUBLIC [ ] LAKESHORE MIXED USE DISTRICT MAP 21 FUTURE LAND USE LAKE CITY OF W A LLED MICHIGAN OAKLAND COUNT Y ■ Ml.Kenna Associates, Incorporated C01111TU11ty Plamlng • Urban Design Fannlngton HIiia, Michigan m north scale 3001 600 120011760 feet 1/3 mle �I APPENDIX A Haggerty Road Connector Alternatives L d �I :z LAKE I I MAPLE 0 a:: RD. BLOOMFIELD WEST 14 RD. MILE RO. 0 ~ a: 13 Ml E "RO. \ o} 0 a:: = z ~ ~ 10 MILE 9 MILE LI 0 r-I MILE - [ ( I ~ $.Q..Y.C.C~: 1 SCALE HAGGERTY ROAD CONNECTOR Draft ALTERNATIVE 2 Michigan Department of Transpportation, Environmental Impact Statement, Haggerty Road c_o_n_n_e_c_t_o_r_,_M_a_y_1_9_8_9_ _ _ _ _ _ _ _ _ _ , ! I____ _.J"--------~-= =~-----'- �·--- - - ----- - - ·-- z MAPLE RD ALTERNATNE LAKE RO. RD MAPLE WEST BLOOMFIELD c:i a:: 14 MILE RO. d a:: 0 a:: 13 0 MILE RO • a: i 12 • = ~ ~ NOVI 10 ~ :E a:: f 0 > 0 9 MILE 0 l&J t; ~ < ! 8 L ::z::: D 1 MILE RD [I ' I MILE HAGGERTY ROAD CONNECJOR --~.QJJD;~: Michigan Department of Transpportation, Draft I I Environmental Impact Statement, Haggerty Boad I · SCALE r-;=:= 0 Connector, May 1989 ALTERNATIVE 3A �z MILE ER NATIVE 4A H LAKE I o. BLOOMFI LD 0 c:: 10 14 MILE RO. 13 MILE RO. MILE 0 LaJ ... Cl) ..J 8 MILE RO < :c SCALE 7 I) l I MILE RO . I I~ HAGGERTY ROAD CONNECTOR .S.9..!.lC..«;.e: Michigan Department of Transpportation, Draft Environmental Impact Statement, Haggerty Road Connector, May 1989 ALTERNATIVE 4 �I I APPENDIX B Parameters and Ratios Used in Transportation Model e �PARAMETERS AND RATIOS USED IN QRS-11 MODEL The following tables contain parameter values that are typical of U.S. cities. TABLE 1 TRIP ATTRACTION RATES [l] l Retail Employees Purpose l Home-Based Work \ NonHome-Based Home-Based NonWork • [l) Source: :.~el'l-ing NonRetail Ernployees. ___ ·- · .....uni.ts 1.7 1.7 o.o 10.0 0.5 1.0 2.0 2.5 0.5 NCHRP Report 187, p. 15 . TABLE 2 AVERAGE TRIP PRODUCTION PARAMETERS [l] Size of Urban Area (l,OOO's) >750 <100 250-750 100-250 Parameter I r\ l Average Trip Prod~ction 14.1 14.5 11.8 7.6 Home-Based Work Percent 16.0 20.0 20.0 25.0 Home-Based NonWork Percent 61. 0 57.0 55.0 54. O' NonHome-Based Percent 23 •.0 23.0 25.0 21.0 [l) Source: l. ! I i I if '1 I I NCHRP Report 187 , pp. 13-14. �TABLE - 3 VEHICLE OCCUPANCY PARAMETERS ('AUTOMOBILE ONLY) [ 1] I Size of Ur-ban ·Area ( l , 'O•O'O.,·s <100 . , 10·0-:~s-o 2so--is:O---c:-·-- >7:S.O_ 0 ) Paramett.1r • Home-Based Work Occupancy 1.38 1.37 1. J's Home-Based NonWork Occupancy 1.82 1.81 1. 77 l°.74 · NonHorne-Based Occupancy 1.43 1.43 1.43- 1 ·. 4,3 (1) Source: h ·3 3 . NCHRP Report 187, p. 90. TABLE 4 VEHICLE OCCUPANCY PARAMETERS . (AUTOMOBILE AND BUS) [1,2] ·• ( I I l I I I ( I l - !j I Parameter Size of Urban Area (l,OOO's) >750 <100 100-250 250-750 Home-Based Work Occupancy 1.40 1.44 1.45 . 1.50 Home-Based NonWork Occupancy 1. 84 1.90 1.89 1.95 NonHome-Based Occupancy 1.45 1.51 1.54 1.61 [1] Source: NCHRP Report 187, p. 90 and p. 15. [2] Assumes 10 passengers per bus. �TABLE • 5 TRIP DISTRIBUTION PAru\'.METERS FO~THE POWER FUNCTION: [ l J, S-ize of· Urban [l,rea, ( 1, 0,00 's) Paramete r <100 100- 250 2 59-=-750 Home-Based Work :t . 9 9 l.9'9- ~.•. 08_ 1. 9,4 Home-Based NonWork (2) 2.73 2. 7 3 ~ .. Q9 z~ 9.5 NonHome-Based 2 .68 2.68 2.65 2.91 (1) Source: NCitRP Re port 1 87, p. 55. [2] Unweighted average o f home-based shopping, home~Qa.seg social/recreation, and home-based othe r. TABLE 6 SPEED/VOLUME FUNCTION PARAMETE.RS Parameter s ·tep Size Volume to Capacity Multiplier Volume to Capacity Exponent : I l l l. I >750 ~' ·- - Value 0.25 0.15 4.00 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Walled-Lake_Master-Plan_1990 Creator An entity primarily responsible for making the resource McKenna Associates, Incorporated Date A point or period of time associated with an event in the lifecycle of the resource 1990-04-10 Title A name given to the resource Master Plan Description An account of the resource The Master Plan or the City of Walled Lake was prepared by McKenna Associates, Incorporated with transportation analysis provided by Ann Arbor Planning Associates in consultation with McNamee, Porter & Seeley and was adopted on April 10, 1990. Contributor An entity responsible for making contributions to the resource Ann Arbor Planning Associates (consultant) McNamee, Porter & Seeley (consultant) Subject The topic of the resource Master plan reports Walled Lake (Mich.) Oakland County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/c65ded67f9c0895d033d166620b19648.pdf add2a173a32c81ca01f645786f444339 PDF Text Text VERGENNES TOWNSHIP· MASTER PLAN 1989 I * MILLER ASSOCIATES-·- - - ·- - - �I • VERGENNES TOWNSHIP MASTER PLAN TABLE OF CONTENTS For\P-1ard .•••••••.••..••.•.••.....•............•....•.••••. Introduction ................................... . .iV ••V Chapter I - Description of Vergennes Township ...•.••.••..•..•..•.•.......•.•. I-1 Regional Setting................................................... ..I-1 Natural Features ........................................................ I-1 Topography and Drainage ............................................... _.. I-2 Water Resources ..••••••..•.......•••..•..•••••• ................ I -2 Soils ................................................................... 1-2 Developmental Limitations of Soils •.•....•••••••••••••.•..........•••.•• I-5 Chapter II - Cormnunity Profile... . ••.••.•.•.•.••••••..••••.••....•.•.•. II-1 Existing Land Use Inventory ............................................ 11-1 Agricultural Lands ••••......•.•••••.••..•.••••.•••••.....•..•••.....••• II-1 Residential Land Use •••..•.••.•.••••••..•••••.••••••..•..•••....•..•••• II-3 Industrial Land Use •••.•••••••.....••.•••.•••••••.•••.••••••••.•••••••. II-4 Commercial Land Use .•.........•..•...•.....•....•••.....•..•••...•••.•• 11-4 Public/Semi-Public Land Use .•••••••••••.•••..••••••..•.•.•.•••.•..•.••• II-4 Population & Housing ••.••.•.••.•••••..•••••.•••••••••.•....•.••..•...•• II-7 Community Services and Facilities ..................................... II-12 Chapter III Planning Dimensions •.••..•.•.•••••••••••••.•.••.•.••..••••••• III-1 General Gro\v-th Policy........... . ................................... III-1 Goals & Policies •••••.•..••••••••••••••••.•••••••••.••.•••.....•.••• 111-2 Growth Trends ........ ................................................. I I I-5 Chapter IV - General Development Plan ...••.••••.....•...•••.•••..•.•.•...... IV-1 Residential Land Use Plan •••••••••••••.••••••••.••••.•.•..•••.•.•..•..• IV-1 Rural Conservation Plan •••••••••.••••...•.•.••••••••.•••....•.•••.•••.. IV-4 Commercial Land Use Pl an .••.•.....•.•. .IV-5 Industrial Land Use Plan ............................................... IV-7 Historical Preservation .•...••.•...•.•.. •••• I V-8 Natural Features Preservation Plan .••..•.••.•••..•.• . •. IV-10 Community Facilities Plan ..... . . ...•...... IV-13 Transportation Plan .•••.•.•..•. . .......... IV-16 Chapter V - Implementation ••••..•.•..•...•...•.•..•.•...•.•.•..•...•......... V-1 Appendix A Appendix B Appendix C Historical and Projected Traffic Counts ...••.......•..•........• A-1 Resident Questionai re - Summary ......•..•.•.......•..•.....••..• B-1 Correspondance ....•.....•••.•...•..•••••.••.•........••....••.•. C-1 �TABLE OF CONTENTS - CONT List of Maps t1ap t1ap t1ap t1ap t1ap t1ap t1ap t1ap t1ap Hap t1ap Hap 1 - Regional Location 2 - Genera 1 Soils 3 - Environmental Limitations 4 - Important Farmlands 5 - Street Function 6 - Genera 1 Service Areas 7 - Residential Land Use Plan 8 - Rura 1 Conservation Pl an 9 - Commerci a 1 Land Use Plan 10 - Industrial Land Use Plan 11 - Historic Preservation Plan A-1 - Traffic Count Locations List of Tables Table Table Table Table Table Table Table Table Table 1 2 3 4 5 6 7 8 9 :.. - Existing Land Use •••••••••••••.••••••••••••••••.•.•••••••••.••..•. II-2 Parcel Sizes-1988 •••.•••••••••.••••••••••••••••••.•••••••••..••••• II-5 Property Ownership-1988 •••••••••••.•••••••••••••••••••••••••.••••• II-6 Population 1960 to 1988 •••••••••••..••••••••••••••••••••••••.•••.. II-7 Age Group Comparison ••••••••••••••••.••••••••.••••••••••••.•..••.• 11-8 t1igration Characteristics By Age Group (1970 to 1980) ••••••••.•••• II-9 Housing Stock 1980-1988 •••••••••••••.••••••••••••.••••••••••.•••• II-10 Construction Activity 1980-1988 .••••••••••••••.••..•••••••••••••• II-11 Recreational Facility Needs .••••.••••••••••••••••••.••••••••••••• 111-7 �VERGENNES TOWNSHIP t1ASTER PLAN 1989 -2000 FORWARD t1ichigan law enables the Vergennes Township Planning Commission to adopt and periodically update a basic plan for the development of the Township. The Plan must contain the Planning Commission's recommendations for the physical development of the Township. This Plan is therefore, designed to provide direction for future growth and development in accordance with Township goals and objectives. Future development is intended to be in accordance with these goals and plans. Although the Plan is enabled by f1ichigan law, it does not have the force of statutory law or ordinance. It is an official advisory policy statement for encouraging orderly and efficient use of the land for residences, business, industry, community facilities, parks and recreation areas, and for coordinating these uses with each other and with the development and use of streets, utilities and other public facilities and services. Once adopted, it is the Township's intent to implement the Plan's recommendations until such time that specific modifications or deviations are deemed appropriate and the Plan is amended as a result of the Township's on-going long range planning program. iv �INTRODUCTION Attractive and d~sirable communities are difficult to achieve and even harder to maintain. Conscientious and deliberate long range planning is required. It is this basic premise \'lhich has prompted the Vergennes Township Planning Commission to update its 1978 t1aster Pl an. Vergennes Township has many attributes and opportunities \·1hi ch wi 11 continue to make the community an attractive and desirable place to live. Howe •,er, due to continued growth, the Township is also faced with numerous problems. The responsibility of making various policies and decisions regarding grm'lth and development is therefore an important one. Future needs for such things as improved streets, parks and recreational areas, community facilities and eventually, public utilities must be recognized. This Plan attempts to set the groundwork for making future commitments relative to these needs. More central to this Plan are the decisions made regarding the various spatial relationships of the major land use types - agriculturial, residential, commercial, industrial, and public. These are important in providing a harmonious pattern of land use and in the economics of providing community services. The Planning Process The planning process can most basically be divided into four major phases, described below. 1. as Understanding the Contnunity - Basic Studies The purpose of this phase is to obtain knowledge of the existing situation, of changes that have occurred, trends that gave rise to the present situation and trends that are likely to persist. 2. Planning Dimensions With a clear understanding of existing conditions and trends, planning dimensions setting forth the basic parameters for development of the 11aster Plan are enunciated. 3. The General Development Plan Various elements of the Plan are formulated which are designed to guide the community towards its long range goals. 4. Plan Implementation and Maintenance This phase outlines the various controls and programs necessary to implement and maintain the Plan in recognition of the fact that the Plan is not an end in itself. V �The plan components or elements include a wide range of subject areas, all of which have a significant bearing on community growth and development. Included in this report are discussions and recommendations regarding the following individual plan components: - Demographics Land Use Community Facilities Utilities Transportation Parks and Recreation Each of the above elements was studied and the resultant assumptions and recommendations have been incorporated into the overall General Development Plan. vi �CHAPTER I DESCRIPTION OF VERGENNES TOWNSHIP Any plan for the future must in part be based on existing conditions and the influences that shaped the community. This chapter examines the natural influences that have shaped the community, including its location and natural features such as topography and soils. REGIONAL SETTING Vergennes Township is located in Eastern Kent County, just beyond the easterly fringe of the rapidly expanding Grand Rapids r1etropolitan Area. The Township is bounded on the north by Grattan Township; on the west by Ada Township; on the south by Lowell Township and the City of Lowell; and on the east by Ionia County's Keene Township. t1ajor access to the To\'mship is via Lincoln Lake Avenue which traverses the community from north to south and intersects with r1-21 just south of the Township in the City of Lowell. Interstate I-96 lies approximately four and one half miles further south. NATURAL FEATURES Based on a survey of community attitudes, residents of Vergennes consider the Township's natural features among its greatest assets. In the survey, 96 percent of residents responding indicated that the Township's "rural environment" was either important or very important as a reason for selecting the Township as their place of residence. In the survey the preservation of "rural areas" was cited by 98 percent of respondents as being important or very important to them. In Vergennes Township the "rural environment" is comprised of a variety of natural features in a relatively unspoiled setting. These include rolling hills, dense forest, winding rivers and streams, deep ravines and major expanses of farmland and orchards. These features, combined with relatively close proximity to a major metropolitan area, also make Vergennes increasingly attractive to many individuals and families seeking a high quality rural living environment. It is, however, ironic that the qualities considered most important for preservation are those which continue to attract new residents. As a result, each ne\', resident contributes to some extent the demise of these assets. Striking an appropriate balance which attempts to maintain the rural qualities enjoyed most by existing residents, while accommodating an influx of new residents seeking the same qualities is a major task of this plan and a challenge which will become increasingly difficult as growth pressures increase. Understanding the area's natural features and the implications that they have with respect to mans activities is therefore fundamental if the community is to institute appropriate policies of land use. 1-1 �TOPOGRAPHY AND DRAINAGE The topography of Vergennes Township is ~idely varied and comprised_o_f hil~s, ravines, floodplains and generally undulating lan?· T~e to~ographic relief provides visual interest and privacy and by itself is an important natural feature, and resource. It is the gently rolling nature of the northern sections of the Township that promotes the air drainage necessary to support the numerous orchards found in the Township. The most prominent collective feature of the Township is the natural drainage network. The Flat River Valley is primarily wooded and contained by bluffs that, in many areas, exceed 50 feet in height. In some cases these bluffs border directly on the banks of the river, while in other areas the bluffs and banks are separated by a wide floodplain. The tributaries of the Flat River and the Grand River which are located south of the Township have created numerous ravines characterized by steep slopes, and narrow valleys. Several of these contain numerous wetland depressions. As a system, these rivers and streams serve to accommodate storm water runoff, maintain safe flood conditions by retaining and absorbing large volumes of water during storm periods and to recharge surface water as well as sub-surface water tables. Disruption of this natural drainage network on even a minor scale can prove costly in terms of public health and safety and aesthetics. WATER RESOURCES In addition to the Flat River and numerous smaller streams there are several lakes, small ponds and wetlands located in the Township. The most significant includes the Flat River impoundment located in Sections 25 and 26. This impoundment is seeing increased residential development pressure because of the stunning views it offers for home sites and its largely untapped recreational opportunities. f1urray Lake, located in the extreme north, is now virtually ringed by residential development and, as a result, has experienced water quality problems such as severe eutrophication. It is heavily used by boaters. Bailey Lake, located in Section 19, is ringed by wetlands and has yet to see significant development or recreational pressure. Numerous smaller lakes and wetland areas are scattered throughout the Township. t1ost are associated with the major drainage courses. Each of these water resources, in addition to their value for drainage purposes, serve as important habitat for many forms of wildlife. SOILS The General Soils Map {t1ap 2) illustrates the major soil associations within Vergennes Township. An overview of these soil associations is useful in identifying the general suitability of soils for certain types of land use and provide further insight into the topography and drainage of the Township. It is important to note that in Vergennes Township, existing land use has been largely determined by the suitability of soils. In any rural community having as its goal the preservation of its rural qualities, attention to the natural suitabilities and limitations of the soil is paramount. !-2 �' ,. MASr ·-··-----~-----·---- --------~--- .' . --,.-.. •----·-----········ . :................;---·-···- -·-- ----...L-----ai------: .....~ .--='--• ' ' ' ''' ' :oc£ANA ': I - --- ...: -- --- -- --- ---,·-..... , I ' __ -...-,_ ~ /,/£COSTA '7 I • ' -· ----- ·------·- .' -- -- ·- · '' ' I ' 1----+----!--C,,oo)--➔----t----""'"'.I ------. - -- ------~1 -- --- __ ;,' _______ --------·f-------I I 1 : l I I • : I • I ------- --·----f---------,- -' REGIONAL LOCATION MAP VERGENNES TOWNSHIP MAP 1 �l L VERGENNES TOWNSHIP KENT COUNTY, MICHIGAN GENERAL SOILS MAP T 7 N, R 9 W b trtm= I OAKVILLE - THETFORD - G_RAunv Assoc1Anou t;~~~3 PLAINFIELD V'i.v[rf;J SPINKS I - OSHTEMO - SPINKS ASSOCIATION - TEKEIHNK - OSHTEl10 ASSOCIATIOll I rtARLETTE - CAPAC - 11ETAl10RA AssocIATIOtl {::;:::;:::::::::::I !\ARLETTE - CHELSEA - BOYER ASSOC! ATI ON [: ::::: : !CHELSEA - PLAINFIELD - BOYER ASSOCIATION k\\~~~KIBBIE - DIXBO~O - THETFORD ASSOCIATIOtl HOUGHTON - COHOCTAH - CERESCO ASSOCIATION MAP 2 �1. OAKVILLE - THETFORD - GRANBY ASSOCIATION This association consists of a narrow, two mile long band, located in the south centrill portion of the Township. The topography in this area is level to gently rolling and poorly drained. Soils are dark in color, consisting of fine sands and loamy sands which are, in general, poorly suited for building development because of wetness and poor filtering capacity for septic tank absorption fields. Most of the area is presently wood or idle and only -a relatively small portion is considered well suited for cultivated crops. association comprises approximately 3 percent of the Township's land area. Because of Lincoln Lake Avenue and its location in proximity to the City of Lowell, considerable residential development and most of the To~1nship's commercial and industrial development has occurred in this area. Due to the soils general inability to naturally support intensive development, the provision of public sewer and water utilities should be considered a prerequisite to any additional major developments occurring in this area. The 2. PLAINFIELD - OSHTEl10 - SPHIKS ASSOCIATION This association is located throughout much of the eastern portion of the Township and generally encompasses the areas directly drained by the Flat River. Another similar area is found in the southcentral portion of the Township. The topography is flat to gently rolling and the areas are generally well drained. Along the drainage ways, ravines with slopes of over 18 percent are common. Soils consist of grayish brown sands, sand loams and loamy sands which are generally well suited for development. However, because of a poor filtering capacity in association with high water tables, ground water pollution from septic tank absorption fields is a hazard in the areas nearest to surface water features. Because of this area's location with respect to the Flat River and the City of Lowell and the apparent ability to naturally support a certain level of development, some areas within this association have witnessed considerable residential development. Host of the remaining portions are wooded or idle and are not considered well suited for agricultural purposes. It comprises roughly 25 percent of the Township's land area. 3. SPINKS - TEKENINK - OSHTEMO ASSOCIATION This association is found in the extreme northeast and southeast corners of the Township. The areas are level to gently rolling and consist of well drained sand loam and loamy sands. The soils are well suited for building purposes and septic tank absorption fields in most areas except along drainage courses where a high water table in association with rapid filtration could result in ground water pollution. I-3 �These soils are also fairly well to well suited for farming and are presently extensively used for that purpose. This association comprises approximately 7 percent of the Township. 4. t1ARLETTE - CHELSEA - BOYER ASSOCIATION Found in a wide band in the northcentral and central portions of the Township, as well as in the westcentral area, this association of soils varies fro~· mainly level to gently rolling topography. Soils range from poor to well drained surface loams and sands. Clays, loams and clay loams are found in the sub surface. This association supports significant amounts of agriculture including orchards and row crops. Soils are considered well suited for these purposes. Because of the existence of many poorly drained, lessor soil . types, many areas within the association are poorly suited for development. Such areas are generally found in association with low topography and drainage ways. The major upland soils are however, generally suited for building site development and have supported the majority of the Township's recent large lot single-family residential growth. It comprises approximately 25 percent of the Township. 5. t1ARLETTE - CAPAC - t1ETAt10RA ASSOCIATION This association extends from north to south in the western one-third to one-half of the Township and covers nearly 30 percent of the total land area. Topography is gently rolling to steep and the soils are generally well drained. Soils consist of loams and loamy sands underlined by gravelly sand clay loams, loamy fine sand or gravelly coarse sand. Throughout much of this association are soil conditions considered well suited for farming and the vast majority of the area is presently cultivated. In the northern portions of the Township characterized by this association, is a large expanse of poorly drained soil which is subject to ponding. For this reason, this area is generally not considered suitable for non-farm purposes. 6. CHELSEA - PL~INFIELD - BOYER ASSOCIATION This association makes up less than six percent of the Township and is found in four separate locations in the southeast and southwest. The topography is gently rolling to very steep, resulting in well drained to excessively well drained soils. Soils consist of loamy sands and sand underlined by gravelly sand and gravelly sandy clay loam. These areas are generally wooded or idle and are not considered quality farm soils due to droughtiness and erodability. less sloping sites are fairly well suited for site development if they are not associated with a high water table. Because of excessive permeability, ground water within 6 to 8 feet of the surface could be contaminated by septic tank effluents. I-4 �7. KIBBIE - DIXBORO - THETFORD ASSOCIATION This association comprises less than one percent of the Township's area and is found in• the Township's extreme northwest corner. The topography is only slightly undulating, resulting in poorly drained soils. These sandy and loamy soils are generally unsuited for development. The area is well suited for farming and most of the area is used for that purpose. 8. HOUGHTON~ COHOCTAH - CERESCO ASSOCIATION This association consists of poorly drained organic and mucky soils formed in alluvial (river) deposits. The topography is nearly level. Soils are not well suited for development due to wetness and potential flooding. The association is located in the southeast corner of the Township and represents less than two percent of the Tmmship's total land area. ttost of the area is presently being farmed with the remainder being left idle. Suitable uses include agriculture, recreation or open space. DEVELOPr1ENTAL LIMITATIONS OF SOILS In Vergennes Township public sewer and water facilities are, for the most part, unavailable and the prospects for their future provision on a large scale does not appear feasible. Therefore, one of the most significant constraints to development is the ability for soils to accommodate private septic tank systems. Due to poor percolation and wetness, and in the other extreme, the inability of permeable soils to adequately filter effluent before it reaches the ground water supply, many areas in Vergennes Township must be considered unsuitable for intensive development. As a result, the location and character of development must in large part, be determined by the ability of soils to accomodate private septic systems. r1ap 3, illustrates those areas of the Township which exhibit characteristics of soil and topography which are considered to have the most severe limitations for the development and proper operation of septic systems. Slopes in excess of 18 percent and soils with poor percolation properties, severe wetness, and poor filtration properties, in association with a permanent or seasonally high \'later table, have been mapped and shown as composite areas being unsuitable for intensive development (Map 3). I-5 �L VERGENNES TOWNSHIP KENT COUNTY, MICHIGAN T 7 N, R 9 W - ENVIRONMENTAL LIMITATIONS AREAS WITH SLOPES IN EXCESS 18% OR SOIL CHARACTERISTICS CONSIDERED UNSUITABLE FOR SEPTIC SYSTEMS MAP 3 �CHAPTER II COMMUNITY PROFILE At the present time large expanses of Vergennes Township remain undeveloped or are used for agric111tural purposes. This being the case, the Tm·mship still has the opportunity to direct future development in a manner that will be both desirable and econo~ical to serve with p11blic services and facilities. However, in order to develop a realistic plan for future development, decision makers must have a clear picture of the community as it is nm..,. EXISTING LAND USE INVENTORY As previously noted, Vergennes Township is at the easterly li111its of the rapidly expanding Grand Rapids t1etropolitan Area. In addition, the City of Lowell is, in its own right, an economic and community focal point i,,1hich will continue to have significant implications on adjacent lands located within Vergennes. Av,areness of these implications ,rnd the types and pattern of existing 1and use is therefore a key factor in assessing the comr.,unity's character, in identifying problems and opportunities and in establishing future goals and objectives. The follo•,..,ing is an inventory of existing land uses in Vergennes Township. Altogether, approximately 9,000 acres area is in active agricultural use. or 40 percent of the Township's total The second most significant land use are forested lands \'lhich occupy roughly 6,500 acres or 28 percent of the Township. Open lands or land left in an uncommitted or idle state of grass or shrubs comprise about 4,100 acres or 18 percent of the Township. Approximately 2,158 acres of land is committed to a permanent non-farm use. The largest single use within this group are streets and highways which occupy approximately 700 acres, followed by recreational lands (685 acres) and residential lands (610 acres). Table 1 illustrates the complete breakdown. AGRICULTURAL LANDS Approximately 9,000 acres are presently devoted to agricultural use. Of this acreage 89 percent is devoted to field crops, and 4 percent to fruit orchards. The remainder is devoted to the confined feeding or pasturing of livestock. As can be seen from the existing Land Use t1ap (!tap 4 ) , only the southeast one quarter of the Township can be characterized as not being primarily devoted to agricultural use. It is in this general area that the majority of the Township's development has occurred. Approximately 35 percent of the Tov,nship's land area can be classified a prime farmland or land which, as defined by the U.S. Department of Agriculture, is "best suited to food, feed, fiber and oilseed crops, and has soil qualities, II-1 �Vergennes Township Existing Land Use TABLE 1 Acres Single Family Residential Agricultural - Total Cropland Orchards Confined Feeding Pasture Public/Semi-Public - Total Streets e, Highways Railroads t1unicipal Buildings Airport Churches Cemeteries Historical Recreation Industrial Commercial Forested Open (Grass & Shrubs) Lakes & Rivers Wetlands Total % 610 9,180 8,216 367 21 576 1,524 700 76 3.5 50.7 14.0 14.0 1.0 685.0 18.0 6.0 6,504 4,150 330 646 22,996 * Figures may not add up due to rounding Source: t1i chi gan Resource Information System, t1DNR, 1988 Kent County Property Desc. .~ 11appi ng, 1988 II-2 2.6 40.0 35.7 1.6 .1 2.5 6.6 3.0 .33 .01 0.2 0.06 0.06 3.0 0.08 0.02 28.3 18.0 1.5 2.8 100 * (09. 5) (4.0) (0.2) ( 6. 2) (45.9) (4.9) (0.2) (J.2) (0.9) (0.9) 0.06 (44.9) �:,,:·..:;,.• :/.,'... ·,, .."./'. -~::,:5. ~ )~ . I I ,, \I , , '• ~1=='1~·- --·--·--...,,-1===--1 t~~~{;:.: ' ----- ' ,~~·i.·~. ;r~ fJ r? I I I I 11 : I : ..!......~ AR£A I I I I L VERGENNES TOWNSHIP KENT COUNTY, MICHIGAN T 7 N, R 9 W IMPORT ANT FARMLANDS E:.}~i~:~ P R I M E A G R I C U LT U R A L S O I L S ~ ENROLLED P.A. 116 LANDS MAP 4 �growing season anrl moisture supply to produce sustainecf, high-yielrl crops with minimal input of energy anrl economic resources and, 11hen cultivated, it results in the least rlamage to the environment. 11 In Vergennes Township the vast majority of the aci:eage classified as 11 prime 11 is presently being farmer. Hhile "prime 11 farr1lands are scattered throughout the Tol-'mship, the largest amounts are located in the western half of the community. There are 25 to 30 major farm operations t'lithin the Township and the majority of these operations have enrolled some or all of their acreage in the Farmland and Open Space Preservation Program (PA116). Under this program, property owners agree to relinquish their non-farm development rights for periods in excess of ten years in exchange for tax credits. At the present ti~e there are over 6,000 acres of land in Vergennes Township enrolled in this program. It is estimated that nearly 50 percent of the Tmmship 's "prime farmland" is enrol led and protected from non-farm development under P.A.116. RESIDENTIAL LAND USE With the exception of only a few duplex and mobile home units, the housing stock in Vergennes is virtually all single-family in nature. It is estimated that there are now roughly 760 single-family homes, compared to 609 in 1980. The construction of 151 new homes since 1980 represents a nearly 25 percent increase. The largest and most intensive area of residential development is found in the southeastern portion of the Township near Lowell. The pattern of cfevelopment in this area is seen as a logical extension of development northward from Lowell. While much of this development occurred during the 1960's and 1970's, several newer plats have been constructed in more recent years. Platted lot sizes are in the 13,000 to 20,000 square feet range for older plats and 17,000 to 30,000 square feet for the newer plats. Another area of intensive development is found around t1urray Lake. Because of pollution problems, sanitary sewers have been provided to this area.. Hm'lever, because of the limitations of the system, expansions in support of additional new development is not foreseen. Lot sizes around the lake are generally in excess of 15,000 square feet. Many of these homesites are the result of the consolidation of smaller lots that were platted many years earlier. The third significant concentration of residential development is located in the Fallasburg area. This settlement has significant historical roots but has not seen considerable growth pressure in recent years. The smallest lot sizes in this area generally range bet1'leen one-half and three acres. A large number of homesites occur on scattered large lots throughout the Township. However, general concentrations of this type of development have occurred. Such concentrations are found adjacent to Ada Township in Sections 18 and 19, adjacent to Lowell Township in Section 32 and 33 and in the eastcentral areas near the Lincoln Lake Avenue/Fallasburg Park Drive intersection. This type of development is seen as the manifestation of suburban fringe pressure being felt within the Township. II-3 �The splitting of large contiguous parcels into 2 to 20 acre parcels for residential use is a significant aspect of this pressure. It is estimated that the~e are currently over 600 parcels within the size range of 2 to 20 acres. It 1s estimated that approximately one half of these are presently committed. This trend has had and will continue to have a significant effect on the overall character of the To\'mship as well as the land use policies necessary to address the problems that it can create. INDUSTRIAL LAND USE The few small industries located in Vergennes Tmmship collectively occupy less than 18 acres of land. Most are located near Lowell, west of Lincoln Lake Avenue in Section 35. These facilities consist of relatively sr.iall tool & die and fabrication shops, contractors yards, and warehousing and distribution. COMUERCIAL LAND USE The relatively fe\·1 cormnercial land uses are located along Lincoln Lake Avenue, within one mile of the City of Lowell. They collectively occupy approximately 6 acres of land. Several small offices are located in front of the industrial site adjacent to Lowell and feH heavy commercial uses are located near the intersection of Vergennes Street and Lincoln Lake Avenue. As of this tine, very 1 ittl e if any of this development can be termed strip development. HoHever, because of the Lincoln Lake corridor which extends northward fron LoHell, such a trend could develop if allowed to occur. The only bonafide conmercial development located else\'1here is the r.iarina on f1urray Lake. Several scattered home occupations are also carried out \'1ithin the Township. PUBLIC/SEt1I-PUBLIC LANO USE This category of land use encompasses public facilities such as roads, government buildings, airports, schools, cemeteries and semi-public facilities such as churches, utilities, and public or private recreation lands. Collectively, these uses occupy nearly 1,500 acres of land. Excluding the land areas devoted to streets and highways, recreation lands comprise the most significant category of public and semi-public lands. The largest area is the Lowell State Game Area. It contains over 800 acres of mature woodland and has extensive Flat River frontage. F~llasburg Park, a regional county park, is also located on the Flat River. It offers a wide variety of recreational opportunities and drav,s thousands of users each year from throughout the metropolitan area and region. It contains over 530 acres. The other major recreational use located in the Township is Arrowhead Golf Course. This public golf course encompasses 18 holes on 143 acres in Section 10. Collectively, these three major outdoor recreation assets offer residents and visitors alike relatively abundant outdoor oriented recreational opportunities. II-4 �Other significant public and SP.mi-public land uses include the Lm,ell City Airport and several church sites and cemeteries scattered throughout the community. A breakdown of the acreages devoted to the various pL1blic and serai-public uses is found in Table~- Vergennes Township Parcel Sizes 1988 TABLE 2 Parcel Size Number % of Total Parcels Less than 2 Acres 2 to 5.9 Acres 6 to 10. 9 Acres 11 to 15.9 Acres 16 to 20.9 Acres 21 Acres & Over Total Under Under Under Under 361 270 220 109 52 264 1,273 6 Acres 11 Acres 16 Acres 21 Acres 631 851 960 1,012 28.3 21. 2 17.3 8.5 4.0 20.7 -100 49.5 66.8 75.4 79.5 Est. Total Acres* 540 1,100 1,850 1,500 960 15,932 21,882** 1,640 3,490 4,990 5,950 % of Total Acres 2.5 5.0 8.4 6.8 4.4 72.8 100 7.5 15.9 22.8 27.2 * Est. Acres based on Estimated average lot size within each category. ** Total Acres excludes major Hater bodies and street R.O.W. and railroad properties. Source: Kent County Property Desc. and 11appi ng, 1988 �Vergennes Township Property Ownership 1988 TABLE 3 Acres PUBLIC Kent County Streets & Highways Park Land Historical Other State Of t1ichi gan State Game Area Railroad Other City Of Lowell Airport Proper Airport Environs Cemetery Other Vergennes Township Cemetery Town Hall Other 3,056.74 894.15 3.6 818 76 0.15 128.5 0.57 50. 72 37.95 4.95 34.85 10.24 241.8 143 350 18,867.2 22,658 0.04 3.53 1.5 4.15 734.8 Religious Organizations Church sites Cemetery Other Recreation Golf Course Utilities Consumers Pm'ler Total * 8.9 700 535 1.06 784 SEMI-PUBLIC PRIVATE 13.5 2,024 25.03 5.35 211.0 143 350 3.2 1.07 0.06 0.06 1.9 1.9 83.J 100 * Excludes lakes and rivers. Source: Kent County Property Desc. & rlappi ng, 1988 II-6 -----iiiiiiiiiiiiiiiiii_________ �POPULATION &HOUSING Population Growth Trends From 1940 to 1980 the population of Vergennes Township increased from 741 persons to 1,819. Current estimates of grov,th indicate the Tmmship's 1988 population to be approximately 2,160 persons. The most significant periods of population growth have been in the decades since 1960. Between 1960 and 1970 the population grev, by 48 percent. Between 1970 and 1980 the increase 'das 30 percent. For the 1980's the relative increase is expected to be approximately 20 percent. Each decade has resulted in a population increase of roughly 400 persons. Table 4 compares the current and historical populations of Vergennes Township with adjacent communities and Kent County. It shows that Vergennes Tovmship trails only Lowell Township in the current rate of growth being experienced in Eastern Kent County. In terms of numerical increases, Cascade, Ada and LoHell townships continue to see the largest gains. In perspective, it can be said that population growth in Vergennes ToHnship has remained relatively constant. Vergennes Township Population 1960 To 1988 TABLE 4 '.t Increase Vergennes Tv1p. Lowell Twp. Ada Twp. Cascade Twp. Lowell City Kent County Source: 1960 1970 1980 1988 1980-1988 945 1,567 2,887 3,333 2,545 363,187 1,400 2,160 4,479 5,243 3,068 411,044 1,319 3,972 6,472 10,120 3,707 444,506 2,160 4,742 7,616 11,920 4,125 488,498 18.7 19.4 17.6 17.8 11.3 9.8 1960, 1970 & 1980 US Census . . 1988 Vergennes Tmmship est. based on an assumption of 697 occupied housing units at 3.1 persons/househ~ld. . ~ Other estimates based on interpolation of 1986 est1ma . . es provided by US Bureau of Census. II-7 # Inc. 341 8'> ( <.. ' l, ll'I/ 1,80( 4F 43,99 ~ �Age Composition As in most areas of tile country, the population of Vergennes Township is grm,i:ig older. During the 1970's, the median age rose from 23.6 years to 28.9. Table 5, illustrates this point and shows that while the overall 1980 population was still comprised of a high percentage of adults in the family rearing years, t~e percentage of pre-school and school age children (Oto 19 years) declined considerably (4.8 percent) and the percentage of young adults and middle aged persons (20 to 59 years) rose considerably (8.7 percent). Although reliable current data estimates of the age mix are not available, it is assu □ed that given the high percentage of persons that were in the family forming years in 1980, the Township is nm-1 in the midst of a mini baby boom that will serve to te~per the increase in the median age through the next 10 to 20 years. Vergennes Township Age Group Comparison TABLE 5 1980 Age Group Persons Under 5 5 - 9 10 - 14 15 - 19 20 - 24 25 - 29 30 - 34 35 - 44 45 - 54 55 - 59 60 - 64 65 - 74 75 - Over 143 172 186 187 119 133 186 256 171 73 49 84 55 7.8 9.4 10.2 1,819 11medi an Age Source: 1970 % 10.2 143 180 146 135 6.5 7.3 10.2 14.1 9.4 4.3 2.7 4.6 3.0 62 93 184 157 56 27 86 66 100 28.9 1970 & 1900 U.S. Census II-8 Persons % 9.6 12.8 10.4 9.6 3.8 4.4 6.6 13.1 11.2 4.0 1.9 6.1 4.7 53 1,400 100 23.6 �Migration Patterns General migration rates can be determined by taking the 1970 age groups and shifting them ten years. For example, a person in the 20-24 age group in 1970 would be in the 30-40 age group in 1980 if they stayed in Vergennes Tm·mshi p. The total for each age group shifted ten years can then be compared with the actual numbers for 1980. The differ2nce in these numbers generally represent either a net in-migration or net out-migration as illustrated in Table 6. The results pi npoi rit the 1980' s trend of young fami 1i es moving into the To1-mshi p by showing sharp increases in the number of children under 9 years of age as well as for adults in the family forming age bracket of between 30 and 44. As seen from Table 6, births and in-migration far outv,eighed population losses due to deaths and out-migration for a total population increase of 419 persons. It is estimated that in-migration accounteCT for 67 percent of this increase, or 282 residents. The recent attitude survey supports the conclusion that in-migration continues to be the single nost important influence in the growth of Vergennes Township. Of those responding to the survey, 57 percent of households reported to having moved within that last ten years and JO percent within the last tv,o years. Over 83 percent of those responding to the survey reported having 1i ved at an address outside of Vergennes Township prior to living at their present address. The responses indicate that in-migration from elsewhere in Kent County is very high and the percentage of the population having previous ''roots" in Vergennes Township is becoming less significant. Vergennes Township Migration Characteristics By Age Group . 1970 To 1980 TABLE 6 Age Group Under 5 5 - 9 10 15 20 25 30 35 45 55 65 75 - 14 19 24 29 34 44 54 64 74 & Over Total (1) (2) (3) (4) 1980 1970 Population Shifted 10 Years 143 172 186 187 119 133 186 256 171 127 84 55 134 180 146 135 53 155 184 157 83 152 1,819 1,379 Net Change + 143 (1) + 172 (1) + 52 (2) + 7 ( 2) - 27 (3) 2 ( 3) + 123 (2) + 101 (2) -- 13 ( 3) 30 (3) + 1 (2) 97 (3) + 419 (4) Net increases due to births &in-migration. Net increases due to in-migration. Net decrease due to deaths and out-migration. Based on average rates of 16.67 births and 8.18 deaths per 1000 people in Kent County during the period, the expected natural population increase for Vergennes was 136 persons. With a net increase of ~l? persons ft is therefore estimated the in-migration resulted in an add1t1onal 282 residents or 67 percent of the total increase in population. Source: 1970 & 1980 US Census �Housing As illustrated in Table 7, 1~80 sa11 a total of 500 housing units. Of these, 550 were occupied, 24 were vacant and 26 were considered seasonal. Based on building permit information it is estimated there are presently 760 housing units. This is an increase of 25 percent in 8 years. The vast majority of housing units are conventional si ngl e-fami ly homes. There are also a small number of rluplex units, mobile homes, and migratory farm labor units. Vergennes Township Housing Stock 1980 - 1988 TABLE 7 Total Occupied Vacant Seasonal Source: 1980 Est. 1988 Est. Increase 609 559 760 697 30 33 151 138 6 7 24 26 1980 - US Census 1988 - Total based on 1980 thru 1987 building permits. - Occupied units based on residential mailing addresses within Township. - Vacant and seasonal units based on 1980 percentages of unoccupied m,elling units. Fifty-one percent of all housing units have been constructed since 1970 and over two-thirds of the total have been built since 1960. Only 20 percent were constructed prior to 1940. Because of their age, the majority of homes in the Township are in good condition and are well maintained. The median value of housing in the Tm·mship is reflective of the relative age of the units. In 1980 the median value of homes was $44,500. This compares to a figure of $38,900 for Kent County as a v,hole. It is estimated that there is presently an average of 3.08 persons per household. This figure compares to 3.25 in 1980, 3.57 in 1970 and 3.65 persons II-10 - �per household in 1960. This trend for reduced family size is indicative of a national trend and in large part explains why the growth rate in housing units exceeds the rate of population gr01--1th. Table 8 shows the construction activity that has occurred in the Tm·mship in recent years. It i 11 ustrates that home construction far exceeds other types of construction in terms of quantity and the value of construction. Vergennes Township Construction Activity 1980 - 1988 TABLE 8 Type Of Construction Permits Issued Value Single Family Homes 151 $ 6,415,130 Res. Garages 53 Residential Additions 64 502,600 Commercial Bldgs. 3 53,600 Industrial Bldgs. 3 500,263 tJ/A Other Non Res. Bldgs. (farm, public etc.) 59 NIA Structures Other Than Bldgs. (pools etc.) 14 N/A 347 Figures not totally accurate due to incomplete information for and 1985. Source: $13,561,863 the years 1984 Vergennes Tmmship Bldg. Permit information, Wf1RPC & Bldg. Inspector. II-11 �Income The income of households in the Township is relatively high as compared to many communities within Kent County. In 1980 the median household incor:ie for the Township \'1as $22,435. For Kent County as a \/hole this figure was $18,554. In 1980 less than one percent of households had income belo'r't the poverty level. Based on the re.$ponses to the Resident Property Ovrner Survey, it is estimated that the combined average income of households is presently well over $25,000 since 70 percent of the respondents (203) reported household incomes of over that amount. Occupation &Place of Employment The results of the resident survey also indicate that approximately 70 percent of households have at least two wage earners. Roughly 49 percent of the principal wage earners are employed in '\.,hite collar" occupations and 35 percent in "blue co 11 ar" occupations. Approximately 16 percent a re retired. Because of the lack of local employment opportunities, Vergennes Tmmship can be considered a bedroom comr.iunity in that the majority of its residents \\IOrk outside of the Tovmship. In 1980 the average travel time to work for individuals who did not work at home vrns over 20 minutes. Sixty-two percent had to travel between 15 and 50 minutes to reach their place of employment and only 38 percent could reach their jobs within 15 minutes. Based on the 1980 U.S. Census, approximately 20 percent of employed persons work l'lithi n the City of Grand Rapids, and approximately 3 percent \'IOrk outside of Kent County. While more <ietailed information is not available, it can be expected that, based on recent metropolitan area employment patterns and reported travel times, the majority of employed persons work in the southeast portion of the Grand Rapids i1etropolitan Area 1-1hich includes Kentwood, Cascade and Ada Townships. Education Levels The general citizenry of the Township in 1980 was fairly 1-.,ell educated with over 60 percent of persons over 25 years of age having completed at least 4 years of high school, 30 percent having attended college and 15 percent having completed 4 or more years of college. COMMUNITY SERVICES AND FACILITIES A certain paradox often exists as residents who move into a rural area to escape the congestion and problems of "city life" increase in number and then begin to seek the services and conveniences often taken for granted in urban areas. As a result, Vergennes Township is likely to see increased demands of its new residents for a variety of public services and facilities. II-12 ► �While the resident survey indicates that the large ~ajority of residents are presently satisfied with the basic services being providerj, it is expected that as development continues to occur, dissatisfaction in the areas of police and fire protection, emergency services, roarl conditions and other basic services is lik~l~ _to increas~. The followi~~ is a brief discussion of the existing fac1l1ties and services presently provided to Vergennes Township residents. Township Offices Administrative functions of the Tm·mship are conducted in the Tovmsh -i p Hall ,,,hi ch is a 1eased faci 1ity 1ocated at the intersection of Bai 1ey Ori ve and Parnell Avenue. The offices occupy the first floor of a t\'rn story 1·rnod frar.ie structure that was once a local grange hall. The second floor provides approximately 1,000 square feet of meeting room. Indications are that the structure is relatively sound and capable of adequately handling expected administrative space needs for the foreseeable future. However, space for expanded administrative functions, pub 1 i c meetings and community gatherings are severely limited. As a result, as the need for services expands there is likely to be a need for the 1ong range consideration of a new multi -purpose Community building/Township administration facility. Libraries Vergennes To1·mshi p does not have its own 1 i brary. The nearest 1i brary is 1ocated in the City of Lowell and it is in need of expansion. There are presently no plans to provide a library facility in the Tmmship. Coordination and assistance to the Lowell Library would appear to be the most feasible approach to improving library services to Vergennes residents. Schools Vergennes Township is uithin the Lm'lell Public School District. · All school facilities, with the exception of one elementary school in Alto, are presently located in the City of L01·1el1. There are presently no plans for the location of school facilities within the Township. Police and Fire Protection The Township does not have its mm police or fire departments and must rely on the Kent County Sheriffs Department and the Lowell Fire Department for these emergency services. Parks and Recreation As previously noted, Fall as burg County Park nnd the Lowell State Game Area are located in Vergennes Towns~ip. Fallasburg Park offers a variety of opportunities which include picnicking, hiking, playground equipment and ball fields. In addition, the park offers public access to the Flat River for canoeing and fishing. The State Game Area is used primarily for hunting and fishing. Other facilities such as tennis courts, ball fields, picnic areas and playground equipment are located at two public parks v-lithin the City of L~well. A~ditional playground and athletic facilities are provided at the various public school facilities in Lowell. II-13 �Lowell City Airport This facility ovmcd by the City of Lm.,iell is located on approximately 50 acres just north of the City. It is presently seeing limited use. The City of LmJell is however, in the process of assessing its future utility and the need and feasi bi 1 i ty for improving and expanding its faci 1iti es . Historical Features Eighty-six percent of the households responding to the resident survey listed the preservation of historic buildings as being important or very important. Of particular historical significance to the Tovmship, is the Fallasburg area.. It consists of a settlement with several existing structures uhich predate the Civil vJar. The 11 Fallasburg Covered Bridge" is listed on the National Register of Historical Sites. In addition, the Fallasburg tlill site/Fallasburg School/ Fallasburg Pioneer Village area on Covered Bridge Road is listed on the State Register of Historic Sites. The local Historical Society presently operates the school building as a museum. This organization is very active in promoting the preservation and enhancement of this area and has purchased at least one other structure for preservation purposes. Their goal is to i~prove the area as a tourist attraction and they have approached the Tol'mship for support. Public Utilities Only the homes located adjacent to t1urray Lake are presently provided with public sewer and the system used is not designed to allow expansion into other areas. Public water is not provided any~·, here in the Township. As a result the vast majority of residents must rely on private Hells and septic systems. The City of LO\tell operates systems for both public utilities; however, because of economic considerations the Township has not chosen to be included in future services area agreements necessary to allm·1 expansion of these systems into adjacent Township areas. Transportation Facilities Because of its nature as an agricultural and rural bedroom community, Vergennes is dependent upon roacl links \•lith Lov,ell and the Grand Rnpids t1etropolitan Area. Convenient, safe and efficient access both internally Hithin the Township and to other commuter destinations is therefore very important. The Township's natural features pose a significant impediment to convenient traffic movement. Hilly terrain, wetlands, ravines and, of course, the Flat River have dictated the locations of several roads and, in some cases, have resulted in the disruption of roads that would otherwise have been constructed in a complete grid pattern. Nonetheless, the Township is generally well served by its system of roadways and they operate at high levels of service. Map 5 illustrates the TO\rnship road network and cl ass ifi es the various roads by function. II-14 ► �I 't I ,..J r-1 ---------- ( 1 "\ I . J :, .'---. L" . :::. i -\ -~, ' -, . ~ .... ••"'--.&----....a---1W1JJ:.•-----fi=,___11-__ __·.·::.,.- - ~ - - ~ { ~ ·,:- -{-\~.~-..-.J----,.:.:."~"'~"----1 l(r, I . ,o. ·.. A• • ~ '\" ~, STIU(T -- --~ ( ~"{_ __ - ____ IUN T. L VERGENNES TOWNSHIP KENT COUNTY, MICHIGAN STREET FUNCTION T 7 N, R 9 W MAJOR RURAL ARTERIAL MINOR RURAL ARTERIAL ... ·-·-·-• PAVED RURAL COLLECTOR GRAVEL RURAL COLLECTOR MAP 5 �The major and r.iinor arterials illust.ratecf are classified by the Kent County Road Commission as County prir.iary roads. The Road Commission has total responsibility in maintaining and making improvements to these roads. The . rural collectors are classifi~d as local ro~ds by the County and the responsibility for making any improvenents to these streets is shared bet,1een the County and the Towns~ip. In such cases the Township is required to provide 55 percent of the necessary funding for maintenance anc1 improvements and the Road Commission 45 percent. The Road Commission's equipment and personnel are relied upon to carry out these task-s . As growth in the rural areas continues, ments is likely to arise. the need to make costly road improve- At the present time there are over 30 miles of unpaved streets in the Township. These types of roads are not designed to efficiently handle traffic 1olumes that exceed 50 to 75 cars per day. Based on traffic counts provided by the Kent County Road Commission, there are presently up to 8 miles of gravel road with volumes that exceed the desirable maximum. They include all or portions of the following roads: Foreman Avenue, Cumberland Avenue, Bennett Road, 11cPherson Street, Fero Avenue, Biggs Avenue and portions of 3 mile road. On several of these roadways, daily volumes are approaching 200 vehicles per day. 1 As in most rural communities that are experiencing growth pressures, demands to improve these roads will increase. As a result, the ability of the Township to program and finance such improvements is expected to be a major issue of the future. Based on the resident survey, over 80 percent of the respondents taken as a whole were satisfied with road conditions. However, in the central and southwest areas which are not well served by paved roads, the percentage of respondents being unsatisfied with road conditions approached nearly 40 percent. Those streets that are paved have been maintained in good to excellent condition. While traffic volumes on almost all of these streets have increased, it is expected that the levels of service on most road segments will remain well within the design limitations. Where problems do arise, relatively minor improvements such as left turn lanes, and deceleration lanes at major intersections can be expected to adequately address deficiencies (see appendix). II-15 �CHAPTER III PLANNING Dlt1DJSIONS Planning dimensions are guidelines which become the basic frame~ork for the development of the Comprehensive Plan. For plans to be meaningful and valuable in guiding future growth and development, they must first represent the needs and aspirations of the community's citizenry and, second, they must be realistic and within the community's financial capability. This is assured by the use of planning dimensions which set forth both the qualitative and quantitative requirements of the community for the planning period. Planning dimensions include a General Gro\'1th Policy, Goals, Population Projections and an estimate of Future Land Needs. In preparing these planning dimensions, the Vergennes Township Planning Commission has relied on several types of information. The Commission has undertaken a number of basic studies which, together, provide a factual background relating to the past and present development of the Township. These studies also are of value in determining the physical limits and opportunities of future development. In addition, as mentioned in the previous chapter, the Planning Commission has conducted a resident property owner survey in the attempt to gain insights into the thoughts and feelings of residents on a wicfe range of development related issues. The survey \'/aS mailed to every resident property O\'tner in the Township and the response rate was over 45 percent. The results of the survey are very useful and they have been used extensively in formulating the following planning goals and policies contained in this chapter. A summary of the survey is found in the appendix. GENERAL GROWTH POLICY It is recognized that in some ways Vergennes Township has become inextricably linked to Lowell and the Grand Rapids f1etropolitan Area. f1any interrelationships exist which include land use, recreation, shopping and employment centers. Past and future development of the Township has been and will continue to be greatly influenced by these various relationships. The Township, therefore, realizes that it cannot plan for its future development in complete isolation of the needs and growth trends of the balance of the metropolitan area. Within this general framework, hm·,ever, the Township also realizes that it is a separate community and is obligated to plan for its future in accordance with the needs and desires of its residents. The following brief statements form the overall growth policy and are based on recognition of both the Township's areawide responsibilities as well as responsibilities to the residents and land0\'lners within the Township. * While the Township recognizes the need to accommodate future growth and development, it is not the desire or goal of the Township to encourage development for the sake of development alone. III-1 �* All development should consider the natural capabilities of the land to support the d~velopment and the available services and facilities necessary to assure the continual protection of the public health, safety andwelfare of all To~nship residents. * Vergennes Tmmshi p is blessed v-1i th bountiful natura 1 resources and amenities which combine to give it a desirable and sought after rural character. The Township recognizes that the loss of such attributes, such as prime fa~mlands, is an irreversible loss to not only local residents but the region, state and nation as a whole and to future generations. It is therefore the intent of Vergennes Township to promote the preservation of farmland by directing groV✓th and land uses considered incompatible with agricultural practices to those areas of the Township considered to have a higher suitability for such uses. I I GOALS & POLICIES Planning goals and policies are statements that express the community's long range desires and needs. They are intended to provide overall direction for planning activity. In the preparation of the Comprehensive Plan, existing goals and policies were reviewed as well as the effectiveness of existing zoning regulations in achieving those goals. The desired goals for Vergennes Township include the following and form the basis for the establishment of more specific land use and development related policies. General * To preserve the general rural character and qualities of the Tovmship * To preserve the agricultural economic base of the Township and to promote the preservation of farmland, especially prime farmland for agricultural uses. * To establish a pattern of land uses which will promote the highest degree of health, safety, and general welfare for all segments of the community. * To establish a pattern of land future development into areas and where the future extension and cost effectively provided, * To e~sure that waterfront development densities are not over capacitated in ways that \•lill jeopardize the public health, safety, and general welfare of all people ..•• and that waterfronts be preserved where possible as scenic and natural resources. * To promote, develop and maintain a transportation network which for the safe and convenient movenent of people and goods. * To promote a wide range of safe and rlecent housing in the Township. use \'lhich directs the highest intensity of where existing urban densities are prevalent of public utilities can be most efficiently if required. III-2 provides �* To discourage sprawl development especially in areas where residential development is not considered the highest and best use of the land. * To protect the natµral environment in order to reduce inefficient consunption of land resources, and to preserve the existence of such resources for the enjoyment of Vergennes people no111 and in the future. * To maintain and enforce restrictions necessary to insure proper maintenance of property values. * To assess the environmental impact of all development based on the physical characteristics of the area. * To accommodate appropriate commercial and industrial land uses in order to better serve the shopping and enployment needs of the community and to promote a more diverse tax base. * To maintain the natural beauty of the area by preventing over development and by preserving existing v1oodland areas to the fullest extent possible. Further, while the economic benefits of mineral resources within the Township must be recognized, it is equally important that these areas be properly contoured and readied for a desirable ultimate use once the minerals have been extracted. * To provide an adequate level of public services and facilities to protect the public health, safety and \telfare. * To acquire public facility sites in advance of actual need to assure that sites will be available when the need for additional facilities arise, and to minimize public expenditures. * To promote the preservation of historical resources located within the Township in the attempt to safeguard the Township's heritage, stabilize and improve local property values, strengthen the local econony, foster civic beauty and broaden the educational base of citizens. Land Use Policies In addition to the above general goals, a number of specific land use policies have been enumerated 11hich are intended to be official statements on land use planning. Several relate specifically to the major functional conponents of the corrrnunity. 1. It is the policy to accommodate limited commercial development in a planned fashion in logical areas best suited to serve the residents of the nearby area. It is specifically not the goal of the Tmmship to encourage regionally oriented shopping facilities which would over burden the transportation network and create other public service burdens. III-3 �II I 2. It is the policy of the Tmmship to discourage cor:nnercial strip development along the streets within the Township. 3. It is the policy of the Tovmship to provide separation betv,een commercial uses and single-family residential uses by encouraging transitional uses such as offices and/or higher density residential uses. 4. It is the policy of Vergennes Tovmship to accommodate additional industrial development only in those areas in which the provision of appropriate utilities and highyay access can be made available and vhere potential conflicts with other uses can be avoided or minimized. 5. It is the policy of Vergennes Tmmship to ensure that future residential development consider the natural limitations imposed by existing topography and soils and that filling, grading and erosion are minimized. 6. It is the policy of Vergennes T01-mshi p to ensure the capacity and function of existing arterials and collector streets and to minimize the conflicts between their functions, by regulating 1and uses, bui 1ding setbacks and driveway openings and, vthere appropriate, by encouraging the development of front or rear access service drives. 7. It is the · policy of Vergennes Township to promote enrollment into the Farmland and Open Space Preservation Act (Michigan Public Act 116). O. It is the policy of Vergennes Township to discourage large ment on prime agricultural land. 9. It is the policy of Vergennes Township to discourage grov1th and development sc,1le develop- in environmentally sensitive areas such as wetlands, areas of steep slopes, floodplains, and prime agricultural soils. I is the policy of Vergennes Township to ensure that new housing types preserve the character of the land and ~ei ghborhood \~here they are located. 10. It 11. It is the policy of Vergennes Township to support the spirit and philosophy of the Natural Rivers Act of 1970 (t1ichigan Public Act 231). 12. It is the policy of Vergennes Township to promote the preservation structures in the Fallasburg area which are of historical significance. 13. It is the policy of Vergennes Tm·mship to periodically review its land development related ordinances such as zoning, subdivision and building regulations in order to ensure fulfillment of the land use plan and its goals. III-4 of �Service Area Policies The proposed Rural Conservation Area includes about 30% of the total land area of Vergennes Township. Proposed land uses in this area primarily include farming, forestry and single family homes on large estate type sites (3 to 10 acres). Families building homes in this area most desire the privacy and seclusion of large, scenic sites in a natural and more rural setting. Because of the low overall density of development, feH urbar types of services are required and this is consistent with the desire to preserve the rural character of the area. These lands are shown on the Generalized Service Area f1ap as being within the "Rural Service Area". The Plan also recognizes that it is important to provide an area for urban types of land uses such as commercial, industrial and higher density residential. These lands are designated as being v1ithin the "Urban Service Area," \lhich includes about six square miles in the southeast portion of the Tmms!lip and generally adjacent to the City of Lowell. This area will require a full range of urban services such as a public water system, sanitary sei·1er system, storm drainage improvements, major street improvements and police and fire protection. Very few of these services are presently available and, as a result, only limited development can occur at the present time. For these services to be provided in an orderly and economic manner, arrangements must be made for their provision before development occurs. If, for example, the Township contracts with the City of Lowell for water and sel'1er services, those contracts should be in place so that the necessary extensions can be made at the time development occurs. In the meantime, the Township should discourage the premature development of large projects within the Urban Service Area which would utilize private wells or sanitary se\·1er facilities. The use of private systems 1•1ould result in a duplication of services at the time public facilities are constructed and would greatly reduce the potenti a1 number of customers and thereby increase the indi vi dual customer costs. This effect could delay or even prohibit the construction of the necessary public i nfrastructurE'. III-5 �GROWTH TRENDS Population and Housing Determination of reasonable future population growth is important in a planning program since expected population growth provides a general basis for determining future 1and needs as \'te 11 as future community service and facility needs. Population projections for Vergennes Township have been made 1ising three methods which have resulted in a reasonable forecast of growth. II The first method involves relying on recent d1•1elling unit construction to gag~ future growth. In 1980 the census of population reported 609 housing units in the Township. From 1980 to 1988, 151 new units were constructed for a total of 760 units. This Has an increase of nearly 25 percent. The vacancy rate in 1980 was 4 percent. Projecting this recent trend of 3.1 percent residential growth per year with a current estimated figure of 3.0~ persons per unit and a vacancy rate of 4 percent, the estimated population by the year 2000 is approximately 3080 persons. Under this method there would be a total of 1,040 housing units. The second method involves using the same figures except that, rather than making the projections using yearly percentage increases, it is assumed that a straight line increase of 19 new homes per year will be built. Under this method it is estimated that the population in the year 2000 will be approximately 2,920 persons. This projection would result in a total of 989 housing units. The third methorl is based on the population growth trend from 1970 to 1980. During these years, the change from 1,400 persons in 1970 to 1,819 persons in 1980 equated to a 29.9 percent increase. Assuming that this overall trend has continued and will continue over the next 10 years, the population for the year 2000 will be 2,906 persons, anrl 981 housing units. Based on these alternative methods, it is reasonable to project Vergennes Township's population for the year 2000 to be bet1•1een 2,900 and 3,100 persons. For planning purposes, the population projection for the year 2000 is estimated as an average of the three methods, or 2,968 persons, and 1,002 housing units. Land Needs Residential It is presently estimated that there are 760 housing units, occupying 610 acres of land. This equates to an average of 0.3 acres of land for each housing unit. However, it is also recognized that many homesites are on parcel sizes of 1 to 20 acres, and that the Township presently has minimum lot size requirements that range from 17,000 square feet to 3 acres. Assuming that the expected new grouth of 240 units will be fairly evenly mixed with roughly 50 percent of the growth occurring on an average parc~ls size of one acre and 50 percent occurring on an average parcel size of 5 acres, it can be estimated that on the average each new housing unit will consume 3 acres of land, for a total of 720 acres. III-6 �I 't I ,,.I I j r-f ---------, ~--- . 0 .... ;1) \~ \ . 'f' \ ~~ i ~~ - ~; 'V • ... ..,. ;1:'.,1 .....-.. ~~ •t---- .....,... . \ I I \. I I 1: I • r I ,·- . I ( () t-11•• ' I I \ o• . narc, ,.- \ ( . I.. VERGENNES TOWNSHIP KENT COUNTY, MICHIGAN T 7 N, R 9 W GENERAL SERVICE AREAS c::J C!J RURAL SERVICE AREA URBAN SERVICE AREA MAP 6 �~~1ever, based ?n past trends, it could b~ expected that roughly 30 percent of l..,1e ne1·1 gro1,,1th 1,1111 occur on parcels of less than 2 acres and 70 percent on parcel sizes th~t range between 3 and 20 acres. If ve assu~e an average of one acre for , the first category and 5 acres for the second over 900 acres of land 1'lill be needed to satisfy the nev, residential grm,,th. ' In both instances the amount of land consumed is excessive when compared to the 160 acres that would be required if all new units were constructed on more reasonable. suburban densities of 1.5 units per acre. Nonetheless, it is impor- ~ant to note,,that there are ~n estimated 300 ex~sting pa,rcels of. lanrl that are 1n }he 2 to ... o acre range wh1ch are not nm-1 occupied by d\·1ell1ng units .., . • To avoid the inefficient and unnecessary consu~ption of adrlitional ran~~ development must therefore be encouraged to locate in those areas already com-:,. mitted to residential use, and discouraged from locating in areas better suited ·• to agricultural activity in accordance vlith the previously stated goals ,a~d :~ ... · • pof'f ci es. __ • , ,.. • • ,, • , .,.. ,• . ff • .. -1 i,,J ·.,; Commercial ~ .~. r f ,' t ,; Based on a commercial land use inventory contained in the City of Lm,ell 's comprehensive plan, there are presently about 75 acres of developed commercial land within the City. Developed commercial land in neighboring L0\·1ell To\lmship and Vergennes total approximately 35 acres. With populations on the rise in all three communities as well as the other nearby communities of Boston and Keene Townships, it can be expected that demands for additional commercial development in the area 1-1ill also increase. Since the City of Lowell is presently the market area's center, it is also expected that additional demands will be focused 1ttithin and irrnnediately adjacent to the City. The growth characteristics of the Lowell market area are such that by the year 2000, it is estimated that the market area population will be nearly 30,000 people. Based on past trends, the retail and service demands of this population would translate into 5 to 6 acres of commercial development for each 1000 persons, or 150 to 180 acres of total land. By comparing these figures 1·lith the ~xisting amount of commercial development located in the area (110 acres), it is estimated that there 1·/ill be an additional demand for between 40 and 70 acres of commercial development. Review of land use plans of the City of Lowell and Lowell Township reveals that the total amount of vacant, commercial land that is planned and zoned in these cor.mlunities totals approximately 35 acres. - This tota 1 represents an ability to accommodate bet\'leen 50 and 90% of the tota 1 market area's future demand through the year 2000. Subtracting this amount from the projected future demand of 40 to 70 acres leaves a deficit of between 5 and 35 acres. This deficit represents a demand for land that could potentially be felt in Vergennes Tmmship. III-7 �Industrial Recreational Adequate recreational opportunities are general health and well being of persons in that recreation and leisure facilities therefore an important aspect of long range sibility of the community. recognized as being essential to the almost every age group. Assurances are made available in a community is planning and an important respon- Utilizing recreation standards adopted by the State of !·1ichigan, facilities required to adequately serve the community, irrespective of those provided by Kent County parks and facilities located in the City of Lowell, have been identified. Table 9 represents these findings. Table 9 Recreational Facility Needs Facility Local park land (acres) Ball fields Outdoor basketball courts Bicycle trails (miles) Picnic areas (tables) Playgrounds Outdoor tennis courts X-country ski trails (miles) Horseback riding trails (miles) Snowmobile trails t1.R.O.S. Standard 10/1000 1/3000 1/5000 1/40,00(l 1/200 1/3000 1/4000 1/10,000 1/20,000 1/3000 111-8 persons persons persons persons persons persons persons persons persons persons Facilities required: 2000 projected Population of 29n8 ~() 1 0 0 15 1 0 0 0 ,. �/\s a r.,~~ns. of att~r.ipti ng t~ focus in on the types of recreational opportuni ti PS that 1:x1 st, ng res, dents enJoy t1nd to further identify recreation needs, thr 2.ttitude survey of residents asked several pntinent questions. A sumriary of the results pf this survey is as follows: Types of recreation participated in on a frequent basis: Type ~ of respondents 36 28 Picnicking Softball Hiking and x-country skiing Lawn games Off-road vehicles Other /1,4. 30 11 46 Types of additional facilities that members developed in or closer to the Township: Type of household would like to see % of respondents 28 Ballfields Playgrounds Swimming areas Hiking and ski trails Off-roarl vehicle trails Horseback riding trails 32 47 4P 9 1 The results indicate that of the 319 households responding to the survey, 298 or 93% would like to see some sort of additional recreational facility developed in or near the Township. The highest demands are for swimming beaches and hiking trails, followed by ballfields and playgrounds. Analysis of the results of the survey by sub-area indicate that a Iii gher percentage of respondents residing in the southern portion of the Township desire the development of additional facilities such as ballfields and playgrounds than the responses taken for the Township as a whole. This would indicate a need for facilities more in line with the findings indicated by the application of the f1ichigan Recreation Opportunity Standards in the more densely populated areas of the Township. Overall, 50% of responcients felt that the prov1s1on of additional public recreational facilities is important. Nonethel~ss, 85~ of the respondents are satisfied with current facilities, 11'1ich at this time are provided entirely by Kent County, the City of Lowell, public s,:hools and private organizations. 111-9 �Communit_y faci1 iti es As has been previously discussed, grm,th in the To1trnship 's population can be expected to result in increased public services in the area of administrative services and police anrl fire protection. At the present time the Township does not own land that would be suitable for the eventual construction of neu Township offices or fire protection facilities. If such facilities are to be developed in the future, a centrally located site comprising 3 to 5 acres woulrl adequatPly serve . both types of facilities. School facilities I II l l At the present time the Lowell School District is in the process of a strategic planning program that will identify classroom and land space requirements through the P.arly 1990's. One option under consideration that would be intenrled to satisfy a need for up to 20 new classrooMs, is the purchase of additional lanrl for the development of a ne\'I school facility. Such a facility would require between 15 and 20 acres of land. llo decisions have been made as to the location of such a facility, if such an option :-,ere to be pursued. I 11-10 - - -- - - - �CHAPTER IV GENERAL DEVELOPMENT PLAN RESIDENTIAL LAND USE PLAN Vergennes Township is presently witnessing and has witnessed in the past a healthy rate · of residential growth. Based on studies of the local and metropolitan area, there is no reason to believe that future growth will be diminished. As Vergennes continues to grow, the greater portion of the developed land will be taken up by residential uses. In itself, this fact is an important planning consideration. However, the primary concern must be the realization that the living environment is the real heart of the community; and, therefore, a major basis upon which to formulate major land use decisions. The Residential Land Use Plan is a set of guidelines which, if implemented, is capable of producing safe, convenient, and pleasant neighborhoods for the mutual benefit of all Township residents. The Plan is based on the following objectives and influence factors. Objectives 1. To offer a broad range of choice among the living areas; 2. To utilize natural features to create attractive residential areas; 3. To allow the development of a broad range of housing types to accor.imodate varying lifestyles. 4. To assure traffic safety and privacy of residential areas through the design of streets that discourage through traffic. 5. To locate residential areas in such relation to other land use types and community facilities as will best contribute to the overall desirability of the community. 6. To stabilize property values by protecting residential areas from the encroachment of incompatible land use types. 7. Assure public health and safety by permitting the more intensive residential growth patterns in only those areas which can be adequately served by the future extension of public utilities. 8. Provide a variety of lot sizes and shapes to meet the varying desires of all persons in the community. IV-1 �Influence Factors In every community there are various factors that influence and, 1n some instances, dictate how land can be developed. In Vergennes Township, these most importantly include the following: Public Utility Systems. Because provision of public utilities such as sewer and water ,snot foreseen ,n the immediate future, one of the largest limitations to development will be the lack of public utility systems. As a result, soil characteristics are extremely important when considering residential development. Soils must be capable of supporting urban structures, and in areas where public utilities are not available, they must be conducive to the safe and efficient operation of private septic systems. High density residential uses should not be allowed until public utilities are available. Relief. r1uch of the land area in Vergennes is ma.de up of steep hills and deep river valleys which provide many extremely attractive homesites. Because of these factors, however, the density of development in much of the Township will be very 1ow. Vergennes Township is blessed with large quantities of Important Farmlands. These areas valuable farmland that contributes greatly to the local economy. should be protected from encroachment by residential and other types of development. Low Density Residential The Low Density Residential Planning Area is applied to several areas of the Township that have soils generally amenable to single family residential development at densities of approximately one unit per acre, without the provision of public utilities. Most of these areas have experienced some development pressure, as witnessed by the large number of parcels of less than 10 acres that have been created. The primary intent of this area is to promote development that is virtually exclusively residential in nature while still preserving the area's rural and unique environmental qualities. It is also intended to serve as a transitional area between rural densities of development and the higher urban concentration nearer the City of Lowell. The recommended minimum lot size is one acre. Implementation Measures The following mechanisms are intended for use in achieving the objectives of the Low Density Residential District. 1. Maintain the restrictive zoning regulations Residential District. 2. r1uch of the land area included in this planning area is presently included in the existing Low Density Residential Zoning District. However, additional land areas are proposed for ultimate inclusion. It is recommended that necessary rezonings be done incrementally based on the demand for home sites of the size permitted in the district. IV-2 of the "R-1" Low Density �3. The Low Density Residential Planning Area also includes some areas that are presently zoned for medium density residential development. It is recom~ended that the zoning map be amended early on in the planning period to incot-porate these areas ,..,ithin the Low Density Residential District. Medium Density Single-Family Residential T~e med!um dens!ty residential development areas are intended to promote additional s1ngle-fam1ly homes on platted lots of less than one acre in size. Soils in these areas are generally capable of supporting the higher densities, but the need for the eventual extension of public sewer and water should be taken into account. As a result, only those areas south of the Flat River in Section 26 and north of the City of Lowell in Sections 35 and 36 are included. These areas are presently zoned R-2. A maximum density of 3 units per acre is recommended in this Planning District. Implementation l~asures It is recommended that the zoning map and text be amended to create an exclusive medium density single-family residential district. Provisions similar to the existing R-2 p~ovisions should be maintained but uses such as mobile home parks, two-family dwellings, and other uses now viewed as incompatible with the existing conventional single-family residential development, excluded. Medium Density Special Residential Similar in intent to the medium density designation outlined in the previous land use plan and the current R-2 zoning district provisions, these areas are envisioned to accommodate the logical extensions of residential growth northward from the City of Lowell. Through mechanisms already contained in the zoning ordinance or planned unit development provisions, a wide variety of housing types could be permitted including single-family homes, mobile home parks, duplexes, multi-family apartments and condominiums and senior citizen housing. The areas designated are inclusive of soils that, for the most part, appear capable of supporting two to three units per acre with septic tanks. However, as a means to assure long-range public health, only those areas that appear to be the most cost effective to serve with future public utilities extended northward from Lowell have been designated for ultimate inclusion. The maximum density of 6 dwelling units per acre is recommended for developments in this area. t//11~• -Jiu-) Implementation Measures rJe/ift" tiJ 1. Amend the zoning map "'line11emeR-tal+y,-ttpon ;t;he a·,a-tta-bM I t:r, as outlined on the Land Use Plan to reduce the amount of area included in the existing R2, Medium Density Residential District. 2. Develop and implement Planned Unit Development Zoning Provisions that would allow flexibility in the design of higher density developments and mixed uses. 3. Developments that would exceed a density of three units per acre should be delayed until such time that the public sewers are extended and made available. IV-3 ~ �RURAL CONSERVATION PLAN. \-Jithout a doubt the greatest concerns expressed by Township residents iri the attitude survey relate to the preservation of the Township's rural character and its important farmlands. As a means of promoting the protection of these qualities, the plan proposes the designation of a Rural Conservation District encompassing over 80% of the Township's land area. Within this planning area, extensive development would be discouraged and rural land uses such as farming would be promoted. The Rural Conservation Planning Area provides invaluable benefits in terms of natural drainage, aesthetics and natural wildlife habitat. Several areas are typified by steep slopes, wetlands and/or soils ill suited for intensive development. The western and northeastern portions of the area is by in large actively farmed and contains the majority of soil classified a "prime" for agricultural purposes. r1any of these farms are presently enrolled in the P.A. 116 "Farmland and Open Space Preservation Program". The primary objectives of this planning area are twofold: 1. To promote farming activity as the priority land use in the areas ·Township best suited for such use and; of the 2. To promote the existence of forestry operations and the conservation of rural qualities such as woodlots, wetlands and meadows while at the same time providing low density country living opportunities in those areas having soils capable of supporting private septic systems. Implementation t1easures Recommended mechanisms and guidelines for use in achieving the objectives of the Rural Conservation Planning Area include: 1. Maintenance of zoning regulations such as the existing rural-agricultural zoning requirements relative to permitted and special uses as well as the minimum lot area requirement of three acres for single family homes. 2. Encourage the enrollment of farmlands in the Farmland and Open Space Preservation Program and the dedication of conservation easements to land ... trusts . 3. • ~ \,-1 ~..,,. ; implement~t,onp .,~--~~~~-e~!~_<!..~~I~t~~ ·--~OIJ.1:gjned in Preservation 1an. IV-4 the Natural Features �\ _,__ ' 1 ,.., r- f ·--------_____,~ii--"'-°'"'"-......-,4..---~.......,,_!,:--=-::....~.....;" } / "' r VERGENNES TOWNSHIP KENT COUNTY, MICHIGAN • T 7 N, R 9 W RESIDENTIAL LAND USE PLAN (::.;_:_;,:,_._;_:_:~:.:.:. ,);.,_; ;_:.] LO W D E N S IT Y S IN G LE FAM IL Y f:;:;:1:1:l:l:1:l:1:l:1:j M e o I u M o e N s I T v - s I N G L e FA M I L v MEDIUM DENSITY-SPECIAL RESIDENTIA MAP 7 �VERGENNES TOWNSHIP KENT COUNTY, MICHIGAN T 7 N, R 9 W RURAL CONSERVATION PLAN (:f\:j::::i@;::r:= i ] R U RA L C O N S E R VAT I O N A R E A IBij FLAT RIVER MANAGEMENT AREA •MAP 8 �COMMERCIAL LAND USE PLAN Typically, . commercial establishments seek out major streets with high traffic volumes to maximize their visibility and encourage drive-in trade. However when a major street begins to develop commercially, traffic congestion too ofte~ occurs and conflicts result between through traffic and vehicles entering and exiting driveways. This plan recog.nizes that the demands for commercial development in Vergennes Township are likely to increase within the planning period as more and more residents move into the area. These demands are most likely to be greatest along Lincoln Lake Avenue, near the City of Lowell where traffic volumes are greatest and where commercial establishments can take advantage of a more concentrated consumer market. It will be important to direct this type of development in a manner which avoids the generally undesirable effects that commercial strip development could bring along Lincoln Lake Avenue. Therefore, retail and office types of commercial development should be directed toward the triangular area lying north of Lowell, between Lincoln Lake Avenue and Flat River Drive. This area encompasses approximately 45 acres and would potentially offer retail establishment access from both streets, thus minimizing traffic conflicts. In addition, this area is nearest to existing sewer and water utilities within the Lowell area. Therefore, from an engineering standpoint, this appears to have the highest potential for being served by public utilities. Heavier commercial uses such as lumber yards, implement dealers, automotive repair shops etc. would be directed to the area near the intersection of Lincoln Lake Avenue and Vergennes Street. The objectives of the Commercial Land Use Plan are to: - Accommodate limited yet appealing shopping facilities that provide a sufficient amount of goods and services to meet the daily needs of a growing township population, while not duplicating the services provided by establishments located in Lowell. - Promote physical clustering of commercial establishments rather than strip development thereby providing for joint use of parking facilities, more convenient shopping, pleasant pedestrian spaces and minimized extension of utilities. - Discourage over-concentration of similar businesses to prevent vacancies and market saturation. - Blend the commercial areas with surrounding uses to minimize land use traffic and environmental conflicts. - Provide adequate parking to create an inviting shopping environment convenient for all to use. IV-5 �- Provide for conflict. efficient accessibility to retail uses to minimize traffic Implementation f1easures: Unless careful site planning and access controls are instituted, conflicts bet1-.,een uses can occur, opportunities for integrated uses 1ost and the capacity of streets can be greatly reduced. It is therefore recommended that the rezoning of lands designated by the Land Use Plan for commercial purposes be done incrementally to help assure that development is not done prematurely or haphazardly, with disregard for the lack of utilities . and the uses that are in existence or could develop on adjoining sites. Implementation of the Commercial Land Use Plan should therefore involve the following recommendations: 1. Development of flexible planned unit development zoning provisions that would allow the review and approval of proposals incorporating integrated mixed uses, joint access and alternative access characteristics. 2. Institution of zoning standards and a site plan review process which promote desirable objectives and the careful scrutinization of such site plan features as: - Water, Sewer and Drainage: Until public or collective -systems for these utilities are provided, it is recommended that major developments not be permitted unless careful consideration is given to the ability of individual methods to handle expected water usage, waste water generation and runoff. - Driveway Location and Spacing: Driveways should be located as far from street intersections as possible to avoid left turn conflicts and businesses should be encouraged to _share driveways whenever possible. Driveways should be at least 200 feet apart to reduce conflicts and provide gaps in traffic for safer ingress and egress. It is recommended that commercial parcels have a minimum of 300 feet of street frontage to promote adequate driveway spacing. · - Landscaping: Commercial development should provide landscaping along the street edge to enhance aesthetics and screen the parking areas. Specific landscaping requirements should be incorporated into the Zoning Ordinance to ensure adequate and uniform landscape treatment among all businesses. - Alternate Access: A secondary means of ingress and/or egress should be provided if possible. Such alternate access could take the form of access to an intersecting street for corner parcels, access across adjacent parking lots, access to another street to the rear of the property, a frontage road or service drive paralleling the major street, or a similar alternative. - Signs: The number, size and location of signs should be controlled and kept to a reasonable minimu~ to avoid motorist confusion and insure individual business identity. IV-6 ....... �\ t \ I l ~ \ ► J .r• . .... r" y ' ·--.. (_ . . :, J L \ t ,. -( .. I I J '-w~ ( - .. ...:- .... ,J. = .. ; ' - •, 7 > ,... d l ----• '!''ll '- . < \. ~ . : .,.r - _...-·•-, ...__ r;•,...::...~ =-=4=\-!l~-~ ~ t T (} ) c' """ . ' ~-' L VERGENNES TOWNSHIP KENT COUNTY, MICHIGAN T 7 N, R 9 W COMMERCIAL LAND USE PLAN %:::iIIf::::::~ii:LI::: R E T A I L A N D O F F I C E A R'E A I HEAVY COMMERCIAL AREA MAP 9 �6. Encourage the landscaping of industrial sites through site plan review. 7. Discou irage the development of "heavy" industries which, because of their scale or type of operation, could have severe environmental implications, or overburden public services. 8. Incorporate access control mechanisms similar to those recommended for the commercial ~reas into zoning provisions relative to the industrial zone. HISTORICAL PRESERVATION The Land Use Plan designates many of the properties in the Fallasburg area as a "Historical Preservation Planning District". Within this district are several historical structures included on State and Federal Registers of important historical sites. Through tent of certed develop the designation of the Historical Preservation District, it is the inthis plan to promote and lay the ground work for possible future conefforts designed to preserve and restore existing structures as well as new structures in accordance with the heritage of the area. The objectives of the district are as follows: - To preserve and promote the heritage of the Township by increasing public awareness of the area most reflective of the Township's cultural, social, economic and architectural history. - To promote the stabilization and improvement of property values within the district. - To strengthen the local economy. - To promote the use of historic sites for the education and pleasure of residents within the community and state. Implementation measures In order to fully achieve the objectives of the district, there are many financial physical and political factors that must be addressed in detail. In addition ' several alternative approaches and levels of public involvement must be considered. These efforts are well beyond the scope of this General Development Plan. It is therefore reconnnended that subsequent to the.adoption of this plan, the Township should undertake a program for the preparation of a detailed Historic Preservation Plan for the Fallasburg area. Such a program should incorporate the following: 1. Create a Historical Commission pursuant to the provisions of Public Act 169 of 1970. 2. Prepare a detailed Historical Preservation Plan under which detailed studies and recommendations can be made relative to the following: IV-8 •· �- Pedestrian Access: Where appropriate, sidewalks or paths should be provided to link businesses with each other and residential areas. INDUSTRIAL LAND USE PLAN The "Industrial'' planning area as depicted on the Land Use Plan is intended to provide and reserve adequate land for future industrial development. In so doing it is recognized that industrial development wi 11 be important to the economy and tax base of the community. The areas designated are located to provide easy access and to minimize potential conflicts with residential uses. They would also form a buffer between the airport and nearby residential uses. Intensive industrial development within the areas shown would require the provision of public sewer and water. Another important influence on the Industrial Plan is that much of the land around the airport is owned by the City of Lm·1ell. As a result, a great deal of cooperation with the City would be required if that portion of the Township is to be made available for eventual industrial use. The objectives of the Industrial Land Use Plan are as follow: - To encourage industries to locate in an industrial park setting. - To p'.omote diversification of the local tax base. - To provide additional nearby entrepreneurial and employment opportunities for Township residents. Implementation Measures The following recommendations are intended for dustrial Land Use Plan: use in implementing the In- 1. Explore with the City of Lowell the feasibility of creating an industrial park on city owned property adjacent to the airport. 2. Incrementally expand the availability of industrially zoned properties within the planning area based on needs over the planning period, keeping in mind that development without public utilities should be carefully monitored. 3. Improve site plan review standards relative to industrial uses to ensure building and site design quality and that those industries being proposed without public sewer and water facilities will not jeopardize environmental quality. 4. Encourage the creation of industrial subdivisions rather than piecemeal development to help ensure development and collective use of necessary access roads, drainage and other improvements. 5. Incorporate provisions in the zoning ordinance that would discourage extensive outdoor storage and activity areas that would detract from the character of the Township. IV-7 �/, I \ I \ l ~ \ r J I _r _.... .. , I < WI\. I \\ ~ y r"" (_. ' .. .: "'- ·\i :: .\ (_ .. --·:r . .____ \I 1.._IJ,!-lT >1 \.) ~ . :r,. ~~ '<'~i I \ ..-:,, /~ ~ .---- • ~ fv; I I I ·i:. t --✓ I I \. l •• • I t =~ ~ ~~t• ) } . 91tttt:T '- ~ ~ I t•t t ' L VERGENNES TOWNSHIP KENT COUNTY, MICHIGAN T 7 N, R 9 W INDUSTRIAL LAND USE PLAN INDUSTRIAL AREA MAP10 �- The determination of the actual physical extent of the Historical trict and the lands and structures to be included. - The identification of a central architectural theme, promoted in the District. if any, Disto be - The identification of any additional properties that should be publicly acquired • . - The formulation of architectural and land use controls necessary to stabilize and improve property values in the District. - The identification of the role and extent to which the Township, by Ordinance should become actively involved in promoting the recommendation for the District. - The targeting and securing of finances capable of carrying out the plan for the district. - The potential extent to which the area could be actively promoted as a tourist attraction. - The desirability and feasibility of limited commercial uses, such as craft and gift shops and home occupations within the District being utilized to help capture the tourist potential and create revenues for carrying out District improvements. 3. The incorporation of the Historic Preservation Plan into the General Development Plan. 4. The implementation of necessary ordinances and controls mechanisms recommended by the plan. IV-9 and other �NATURAL FEATURES PRESERVATION PLAN As previously discussed, the preservation of the rural character of the Tmmship is a high priority among residents. One important aspect of the community's rural character are the natural features found in the Township. These include hills, woodlands, water resources and soils. The importance of these features however, go well beyond natural beauty. Taken collectively, these features form an interrelated, high quality and well-balanced environment that should be protected from potentially disruptive development practices and land uses. The following objectives and quidelines should be applied throughout the Township and, coupled with recommended land uses and densities outlined in the previous sections, are intended to provide a balance between the desire to accommodate continued development and to protect the natural environment. Objectives: - To preserve woodlands, quality hillsides, wetlands and wildlife habitat and water - To promote proper site planning and design of developments so as to preserve natural vegetation, steep slopes and prevent erosion, excess runoff and siltation - To discourage development in flood prone or flood hazard areas Implementation r1easures: 1. t1aintain and enforce the Flat River Overlay Zoning District and its provisions to restrict development along the banks of this designated "natural river". 2. Through site plan review, program: subdivision regulations and a public education - Encourage the construction of roads that follow contours rather than running against them. - Encourage minimum grading and cut fill activities on steep slopes. - Encourage the concealment of buildings located on prominent hillsides. - Discourage the filling of wetlands. - Evaluate soil suitability for the proposed use. Discourage the over improvement of building sites in rural areas that would replace natural vegetation with large manicured lawns, and other forms of urban landscaping. IV-10 �( \ \ I ~ l \ _r ..-,, ., r J•2•u \ \. :..,, ... < r°" l. -- ( --- ~-- . '\ i ~ .I L .~ ,. .- ·J ' .' I I ·\· .. '-, .• : )l \) ~ . i flAIIC - ¾., - ' I I( ( "'-"" 1 · " 9'1111U f ~"l.~---!_\ ,, \ I I "' ..... ' ( '- ~ DWtV I T• t ( f L VERGENNES TOWNSHIP KENT COUNTY, MICHIGAN T 7 N, R 9 W HISTORIC PRESERVATION PLAN -HISTORIC PRESERVATION AREA MAP 11 �r - Encourage the use of natural drainageways vs. ground drains. 3. channelization or under- t Cooperate with the Kent County Road Commission to ensure strict enforcement of the Soil Erosion and Sedimentation Control Act. If necessary, adopt and enforce a local ordinance. 4. Inform residents and farmers of the problems of over fertilization of lawns and fields near water bodies and drainage ways. 5. Inform residents of measures that should be taken for proper septic tank and drain field maintenance and operation. 6. Inform residents with livestock and other domesticated animals of the hazards of locating feeding areas and animal runs where nutrients from animal waste can readily enter surface waters in the form of runoff. 7. Support State and County laws and administrative programs which help to protect natural resources. The following list of State and County approvals is directed toward the major environmental protection needs of the areas. Feature of Concern Agency or Approval Requirement Wetlands State wetlands permits are required for alteration of any wetland contiguous to lakes, streams, and other water bodies, and for wetlands which are five acres or more in size. Proper septic system location and installation for surface water and groundwater quality protection Permit required from the Kent County Health Department. Erosion control during construction An earth change which is within 100 feet of a lake or stream or is one or more acres in size requires a permit from the Kent County Road Cormnission. This agency presently administers the provisions of the Michigan Soil Erosion and Sedimentation Control Act w1th1n Vergennes Township. Adequate drainage facilities minimize flooding The Kent County Drain Commissioner reviews all subdivision plats to assure adequate drainage facilities. Proposals for developments with stor11Mater outlets to county drains, as well as mobile home park proposals, are also subject to approval by the Drain Commissioner's office. On-site retention of storrmtater is often required. IV-11 �Feature of Concern (Cont.) Agency or Approval Requirements (Cont.) Roadside drainage The Kent County Road Commission reviews all subdivisions for conformance v1ith Road Commission standards. For large lot developments, surface drainage to roadside ditches is a11 owed. If the development is not a subdivision, but results in a drainage discharge to a roadside ditch, approval from the County Road Commission is required. Runoff must be restricted and retained on-site to assure an agricultural rate of runoff. Spill prevention plans at industrial sites The Michigan Department of Natural Resources reviews and approves Pollution Incident Prevention Plans submitted by businesses. Businesses are required to submit such a plan if they store or use critical materials on the "Critical f1ateri a1s Register," sa 1t, or 1arge quantities of fuel. Wastewater treatment systems with discharges of more than 10,000 gallons/day of sanitary sewage The Michigan Department of Natural Resources issues groundwater discharge permits when discharges of more than 10,000 gallons/day of sanitary sewage (or other discharges) are proposed. The provisions apply to large-scale septic systems, and other types of wastewater facilities. Proposed discharges must meet requirements of the Part 22 Rules of the Water Resources Commission Act. Wastewater treatment systems which discharge into lakes and streams require a Federal tJPDES permit nlational Pollutant Discharge Elimination System permit), which is issued by the Michigan Department of Natural Resources. 8. Developers should be encouraged to contact state and county agencies at the earliest possible point in the site plan preparation process, and to incorporate state and county agency requirements for resource protection into site plans, presented to the Township. IV-12 �COMMUNITY FACILITIES PLAN Recreation , Analys~s of ~ocal recreational opportunities within the Township shows that Township res, dents presently must rely on, and at times compete with others for the use of facilities located at Fallasburg County Park and with the City of Lowell. · While these facilities are adequate for their intended use, it must also be recognized that as the area population increases, Ver~ennes Township must become increasingly responsible for providing additional opportunities for i~s residents. This conclusion is justified by the results of the resident att,.tude survey which shows significant desire among residents for additional facilities. It is therefore this plan's recommendation that the To~mship begin an ongoing program intended to satisfy basic recreational needs of residents. The recommended objectives of this effort are as follows: - To identify and acquire approximately 30 to 40 acres of land capable of supporting the outdoor recreational facilities needed to satisfy the identified basic needs of . all age groups within the Township beyond the year 2000. - To work closely with the Kent County Parks and Recreation Department in an effort to identify potential areas in which local needs can be addressed by existing or expanded County facilities until such time that Township facilities can be made available to augment the County facilities. - To pursue a wide variety of potential funding sources that can be used for the acquisition, development and maintenance of local park land and facilities. Implementation r1easures: While it does not appear that the needs identified in the preceding chapter are critical at the present time, it is important that planning and decision making for the ultimate provision of additional recreational facilities begin at an · early stage. This is especially important in terms of land acquisition, where early acquisition can greatly reduce overall costs and better assure the ability to acquire land in the most desirable location. It is therefore recommended that the Tounshi p take the following measures in establishing a parks and recreation program, in fulfillment of the above objectives. 1. Appoint a "Park Commission" under the provisions of P.A. 271 of 1921, or an ad hoc citizen's committee to: - Identify potential future park sites. - Prepare a Parks and Recreation plan capable of qualifying the Township for the receipt of Land and Water Conservation Funds {LWCF) and rtichigan Natural Resources Trust Fund {f1NRTF) grants from the Nichigan Department of Natural Resources. IV-13 �-Identify and pursue potential funding sources such as private and other local, state and federal programs. foundations - Work with the Kent County Parks and Recreation Department and LoHell School District to ensure a coordinated approach to providing facilities with organized recreational activities. - Monitor citizen needs and concerns. - f1ake necessary recommendations to the Township Board with respect to ongoing parks and recreation needs in the areas of administrative, budgeting and operation and maintenance. Administrative Offices, Library and Fire Protection As has been previously discussed, the Township. Administration Offices are located on leased property with very little room for expansion, fire protection is contracted through the City of Lowell and the nearest library in Lowell is in need of expansion. While existing conditions in these three critical areas of public service appear satisfactory, it must be recognized that continued growth will almost certainly bring increased needs and public demands for improvements in all three areas. It is therefore important that the Township periodically assess its position with respect to these facilities and services as well as available options for improvement. One of these options is, of course, the acquisition of land and the ultimate crinstruction of one or more of these three facilities. If during the remainder of the ten year planning period, it becomes apparent that land acquisition for one or more of these facilities is necessary to ultimately address long range needs, it is recommended that the following siting factors be taken into consideration. 1. Fire stations should be located near but not directly on the intersection of two major streets. This will enhance accessibility to all areas of the Township, but reduce the number of potentially hazardous conflicts directly on the intersection. 2. The Flat River forms a barrier that will have a direct influence on site selection for a fire station. 3. Economies of scale and the applicability of fire station locational criteria to other types of community facilities tend to indicate that a single site capable of ultimately supporting the collective needs of a fire station, township hall, library and community park should be considered. Such a site would allow the Township greater decision making flexibility and the opportunity to minimize overall acquisition and development cost. Such a site would also allow most administrative, operation and maintenance functions to be carried out in a more cost effective, centralized fashion. IV-14 �School Facilities It is recommended that the Township work closely with the Lowell School District in the district's efforts to assure that the necessary educational facilities are provided. Such cooperation will be necessary since the district is presently exploring options that could lead to a decision to acquire a new school site within the district. Should sites in Vergennes Township be considered, it will be important that the Township have adequate lead time to consider possible land use and development related implications. IY-15 �TRANSPORTATION PLAN The street system forms the framevrnrk for grm•1th and deve 1opment of the community. By providing a means for internal and external circulation, it serves the community by helping shape the intensity of land use. Thus, this costly and long-lasting element becomes one of the most dynamic forces of the community. Street classification The street system serving Vergennes Township can be classified as follows: t1ajor Arterials This class of street serves major movements of traffic within or through the area. t1ainly designed to move traffic, the secondary function is to provide land service. Minor Rural Arterials This class of street serves primarily local or shorter distance traffic and provides a limited degree of continuity. Their principal function is providing local land access in connection with major arterials. Paved Rural Collector Streets These streets serve the internal traffic movement within specific areas and connect those areas with the major and minor arterial system. Generally, they are not continuous for any great length. The collector street is intended to supply abutting property with the same degree of access as a local street, while at the same time serving local traffic movement. Traffic control devices may be installed to protect and facilitate movement of traffic; however, these devices would not be as elaborate as those on arterial streets. Unpaved Rural Collectors and Local Streets The sole function of these streets is to provide access to immediately adjacent property. They make up a major percentage of the streets in the community, but carry a small proportion of the vehicle-miles of travel. Objective The primary objective of the Transportation Plan of Vergennes Township is to provide a street network which will encourage the most logical development of the area while providing for the safe and efficient movement of people and goods. IV-16 -- �Problems The major pPoblem with the street system is increased traffic volume on unpaved rural collectors. Other factors that will become increasingly significant as growth continues include the need for better traffic and access controls to reduce traffic conflicts, and the incomplete grid pattern of the street system. Reconmendations The following transportation related recommendations are intended to address existing problems and to avoid problems in the future: - Within zoning and subdivision regulations institute assess controls intended to reduce traffic conflicts along the major and minor arterials thereby preserving their volume and function. - Establish road improvement priorities. Through cooperation with the Kent County Road Commission, monitor traffic volumes and road conditions as part of a program to establish road improvement priorities. In this way, the Township can objectively allocate its limited resources to those areas already having the greatest need. - Consider the ability of existing roadway conditions to handle projected traffic volumes resulting from new development when reviewing site plans and rezoning requests. - Implement the Land Use Plan. This document contains specific land use recommendations which reflect the adequacy of the existing roadway system. Taken collectively, the implementation of the various land use proposals will minimize the need for long range road improvements. - It is recommended that zoning and subdivision controls officially recognize the hierarchy of the road network by taking into consideration the traffic volume, noise, speed and clear vision requirements of each roadway 7la~s. Such requirements should translate in larger minimum lot frontages and bu1ld1ng setbacks along major streets than those along local platted streets. IV-17 �CHAPTER V IMPLEMENTATION Updat!ng of the f1ast 7r Plan pr~vides a direction for future gro\'1th and development in accordance with Township goals and objectives. However accommodation of the anticipated population growth over the next ten years wiil require investment from both the public and private sectors. It is important that this investment be made wisely and that the results are consistent with Township goals. The recommendations in this Plan are advisory, and are intended to form an acceptable framework for decision making. While the Township Planning Commission does not have the total responsibility for plan implementation, it must assume a leadership role to assure the plan's success. Implementation components: of this Plan will require a combination of three basic 1. Acceptance and use of the Plan by the Planning Cormnission and Township Board as a decision making tool. 2. Commitment of resources in accordance with Plan proposals. 3. Community understanding and acceptance. The Master Plan cannot serve its intended purpose unless it is implemented as part of an overall action plan. The following action plan elements are listed as the primary means of plan implementation. A vital step toward implementing the Plan is official recognition of the Plan and its proposals by the Township Board, Planning Commission, and general citizenry. Plan implementation will require community understanding and support and thus, should be given wide exposure and continuing public and governmental review and evaluation. Zoning Controls By contrast to the general policies of a land use plan, a zoning ordinance and map are specific, and offer an important means of guiding land development. Subsequent to the adoption of this Plan, the Township Planning Commission and Township Board should review and make any necessary revisions to the zoning regulations to ensure that recommendations of the Plan are instituted. Flat River Natural River Plan and Zoning Controls Vergennes Township participated in the development of the Flat River N~tu~al River Plan. At its November 9, 1979 meeting, the Natural Resources Commission formally adopted this plan and designated the Flat River as a Country Scenic River under authority of Act 231 of the Public Acts of 1970. V-1 �The Township has al so developed and adopted zoning regulations for controlling development 1•1ithin 300 feet from the ordinary high water mark on each side of and paralleling the Flat River. The Flat River District is established as an overlay zoning district as a secondary district to the conventional zoning districts which are adjacent to the Flat River. The requirements of the Flat River District should be reviewed every five years and any necessary changes made to keep the ordinance current with changing patterns of land use development. Marine Safety Act The f1ari ne Safety Act (Act 303 of 1967, as amended) sets forth genera 1 regulations for the use of vessels in waters of the state. The Department of Natural resources may, via hearings and adoption of rules by local governments, further regulate the use of such waters by special regulation. The Planning Commission and Township Board should give consideration to the adoption of special rules to regulate the use of the backwaters of Burroughs Dam. Such rules might regulate such things as permissible hours of operation for speed boats, no-wake zones etc •• Under this act, the Township would hold a public hearing to determine if regulation is necessary. If deemed necessary, the Township would then request the t1ichigan Department of Natural Resources to undertake an investigative study of the site and hold a public hearing. Following this hearing, and with DNR approval, the Township could adopt rules by ordinance. Once adopted, the Township, County or State could enforce the rules, although they are generally enforced by the Watercraft Division of the Kent County Sheriffs Department. Subdivision Controls New subdivisions should be contained primarily within areas designated for low and medium density development by this Plan. It is recommended that the Township establish as a high priority the development and adoption of subdivision regulations that are tailored specifically to the needs of the Township. Subdivision regulations should include requirements, and performance standards. design criteria, development Building and Housing Codes Codes regulating the construction and maintenance of housing units are important to the preservation of an attractive community. The Township building codes should reflect the continuing advances in building technology and maintain high standards for building design and construction. V-2 �Community Facilities The_M~ster Pl~n is not i~tended !o provide the level of detailed planning and dec1s1on making that 1s required to locate and implement future community facilities. Instead, it is intended to provide general direction as to how these improvements should be made in an orderly and cost-effective manner, taking into consideration the projected long-range needs of the community. It is recommended that early on in the planning period, the Township should develop the necessary facilities plans to determine detailed needs and the timing of their development. Through these early decision making processes, all available options should be discussed and, if needed, land should be identified and, to reduce cost, acquired in advance of actual construction. Early decisions will also allow funds to be allocated over time and help to ensure that when actual development is needed, the resources will be available. The list of community facilities that have been identified as being in need of serious discussion and decision making within the planning period include; parks and recreation facilities, administrative offices, fire protection and library facilities. Historic Preservation The Plan makes specific recommendations relative to historic preservation in the Fallasburg area. It is recommended that these steps be carried out early in the planning process period. Economic Development The commercial and industrial components of the Plan make specific recommendations relative to land for commercial and industrial development near the City of Lowell. However, without the adequate provisions of public sewer and water facilities, extensive development will not be desirable and it is doubtful that these areas will experience a great deal of development activity. For this reason, it is recommended that the Township explore the many options available for the ultimate provision of public utilities in these areas. To provide necessary utilities within the 10 year planning period, it is recommended that discussions with the City of Lowell begin at an early stage. Potential areas of discussion should focus on the following: 1. Inclusion of areas immediately adjacent to Lowell in an ultimate sewer and water service area of Lowell utilities. 2. Development of sewer and water plans to determine those sewer and water capacity improvements necessary to serve portions of Vergennes. 3. Discussion of alternative financing for improvements and extensions including special assessments, additional millage and possi~ly the conditional transfer of property by contract between the two units of government. V-3 �Funding On-going planning and selective components of the Plan by necessity will require financial assistance if they are to be realized. Such funds may be generated locally through the general fund or special millages or may be made available from several state and federal sources. Among the state and federal sources are: - Community Development Block Grant Program - As an entitlement community, Kent County receives yearly allocations from the U.S. Department of Housing and Urban Development (HUD). A portion of these funds are allocated to the 33 local units of government in the County. Vergennes Township receives a share of these moneys which can be utilized for on-going planning projects and certain capital improvements if they will directly benefit low-income or minority groups in the Township. Examples of local projects that are typically funded wholly or in part through this program include: * Public facilities including libraries, firestations, cor.,munity centers, fire equipment, historical structures, etc. * Planning studies including rtaster Plans, Recreation Plans, Housing Studies, Drainage and Utility Plans, etc. - Land and Water Conservation Fund and Michigan Natural Resources Trust Fund Assistance under these programs is available for planning, acquiring and developing a wide range of outdoor recreation areas and facilities. The programs are administered by the ttichigan Department of Natural Resources and are financed by funds appropriated by the Federal Government and State legislature. Under the LWCF Program, grants of up to 50% of the cost of a project are available. Under the t1NRTF Program, 100% funding may be obtained. - Tax Financing Authorities - Townships such as Vergennes are enabled under state statue to raise funds through various tax authorities. These include the Downtown Development Authority (ODA). Through establishment of a ODA, tax increment financing can be used. This would allow the capturing of moneys generated from increased assessed values within the defined district. Captured funds can be devoted to specific public improvements such as utilities, parks and street improvements. Capital Improvements Program Capital Improvements Programming is the first step in a comprehensive management system designed to relate priorities and programs to community goals and objectives. It is a means of planning ahead for the funding and implementation of major construction and land acquisition activities. The typical CIP is 6 years in length and updated yearly. The first year in each CIP contains the capital improvement budget. The program generally includes a survey of the long-range needs of the entire governmental unit covering major planned projects along with their expected cost and priority. The Township Board then analyses the projects, financing options and the interrelationship between projects. Finally, a project schedule in developed. Priority projects are included in the V-4 �Capita 1 Improvement Program. Low priority projects may be retained in a Capita 1 Improvement Schedule which may cover as long as 20 years . • The CIP is useful to the Township, private utilities, citizens and investors since it allows coordination in activities and provides the general public with a view of future expectations. Continuing Planning In order to ensure continual implementation of the t1aster Plan, a continuing planning process should be maintained. The elements of such a process should provide for the following: 1. Monitoring: The maintenance of basic socioeconomic planning data on a current basis. 2. Re-evaluation: Periodic review, rea.ppraisal, and modification of the plan to make 1t fully reflective of changes in the community and the surrounding area. 3. Assistance: The provision of planning data and technical services to community policy-makers, developers, and lay citizens. The preparation of a Plan is only a corner-stone in a continuous process and not an end result. Public Information Public understanding and discussion of major policy questions and proposals is essential so that the Plan may receive maximum public acceptance. because the Planning Commission and the Plan are advisory in their approach to community development, education of the public regarding planning is required. This education must be based on a flow of information and dialogue on major issues. In order to increase public acceptance of the Plan and in turn, put into the planning process, several methods may be employed: gain public in- 1. To establish and maintain contact with the general public and with civic and service organizations in the Township. 2. To utilize the mass media to advance the Township's planning and development objectives. Plan Review It is important to remember that this Plan is not a static document. It should be continually utilized to guide the Township's growth. The Planning Commission should monitor changes in conditions or advances in planning technology and periodically review and update the Plan to take advantage of these factors. V-5 �It is recommended that five year updates be undertaken but that, as a minimum, they be timed to coincide with the release of decennial U.S. Census data. This will allow the utilization of highly detailed and up-to-date demographic information as accurate benchmarks in monitoring and projecting community growth and change. V-6 �APPENDIX A Historical and Projected Traffic Counts Table A-1 _presents the available historical traffic counts on street segments located within Vergennes Township. Location have been identified by the letters A through S and correspond to their locations found on 11ap A-1. For example: Location A on Table A-1 refers to location A on t1ap A-1, or the intersection of Vergennes Street and Lincoln Lake Ave. Where available, traffic counts are provided for each road\'lay segment north, south, east and \·lest of the intersection. Numbers refer to total two way traffic counts taken over 24-hour time periods. 11 11 11 11 Table A-2 presents traffic volume and level of service projections for selected street segments within the Township. The table presents two alternative projections: - The first projections are based on historical rates of increase extrapolated from available traffic counts during the 1980 s. Since the projections are based on relative increases that have occurred in the past, maintenance of the same rates of growth are not seen as being realistic. 1 - The second set of projections utilizes the standard rate of increase as utilized by the t1i chi gan Department of Transportation and assumes a normal rate of development and population growth. It can be expected that traffic increases for the selected road segments will more closely correspond to the projections derived from the standard rate. Projections based on the historical increases should therefore be considered worse case scenarios. �APPENDIX A • TABLE A-1 HISTORICAL TRAFFIC COUNTS Selected Locations (Two-way Counts) Location 1982 1987 A - North South East West 3,151 3,753 599 1,435 4,714 5,184 662 2,078 1981 1986 3,335 3,288 714 3,835 4,488 804 1982 1986 2,386 3,135 731 3,398 4,797 1,711 1981 1985 2,168 2,269 N/A 58 2,772 2,403 260 160 1981 1985 N/A 1,409 161 247 N/A 2,515 228 574 1981 1985 B - North South West C - North South East D - Uorth South East West E - North South East West F - IJorth South East West 286 403 86 110 445 401 94 115 t Incr./Decr. 50% 38 4 45 15 37 13 42 53 134 28 30 N/A 176 N/A 78 42 132 56 0 9 5 l �APPENIX A TABLE A-1 CONT. Location 1982 1986 G - North South East West 483 483 1,402 1,317 749 595 1,725 1,769 1980 1986 907 898 744 998 804 573 696 1,043 1981 1985 H - North South East West I - North South East West 444 670 338 264 1981 J - North South East West 423 520 74 19 1984 K - North 224 275 457 1982 M - North South West 55 23 23 34 -11% -36 - 6 5 28 12 33 19 1985 574 N/A 78 32 36 5 68 Recent Data Not Available 655 1981 L - North South East 567 749 451 314 % Incr./Decr. 370 440 385 1986 616 509 N/A 175 85 Recent Data Not Available �APPENDIX A • TABLE A-1 CONT. Location 1982 N - North South East West 613 677 136 103 1981 0 - North South East West 477 63 676 504 1982 P - North South East South East East West Source: 690 77 862 619 25 0 -21 45 22 27.5 23 Recent Data Not Available 1986 107 54 83 69 46 % Incr./Decr. -11 54 43 Recent Data Not Available 144 369 424 1980 S - North 20 1985 120 1980 R - South 733 844 132 81 % Incr./Decr. 188 400 214 1982 Q - North 1986 N/A Kent County Road Commission 1988 Historical Data Not Available 1598 I �( \ \ l ' J I I 0 I \ I •tU ( II ",..J r-i I ) ~ I '-, "\ L-, r r .. H[llf (_ I •...__ __ 11 r-.. I I "' IAtL[Y ~ r { --- \ \ MNN[TT tTtt([T '- ~ '\'" ( I - \ "'L __ - ----____ AREA L VERGENNES TOWNSHIP KENT COUNTY, MICHIGAN T 7 N, R 9 W TRAFFIC COUNT LOCATIONS MAP A-1 �APPENDIX A TABLE A-2 Traffic Volume And Level of Service Projections For Selected Street Segments L.0.S. 1995 L.0.S. 2000 L.0.S. 5,580 5,470 IIAII IIAII 8,550 6,570 llcll 10,300 7,500 "Ell 5,740 4,552 "All 9,225 5,485 "C" 13,433 6,266 "E" 4,100 3,583 "All 5,895 4,093 "All 8,036 4,577 11B11 "A" 2,265 2,134 "All 3,488 2,503 IIAII 4,500 2,860 "B" 1988 Street Lincoln Lake Ave. South of Vergennes Hist. Rate Stand. Rate "A" "B" Lincoln Lake Ave. Between Bailey and Fallasburg Park Dr. Hist. Rate Stand. Rate IIAII IIAII IIAII Lincoln Lake Ave. North of Fallasburg Park Dr. Hist. Rate Stand. Rate IIAII IIAII Vergennes St. East of Lincoln Lake Hist. Rate Stand. Rate IIAII "All IIAII Notes: 1. A short qualitative description of each level of Service is as follows: Level of Service "All "Bu ucu "D" IIEII Traffic Flow Description Free Flow Stable Flow Within design operations Congested but acceptable for short periods Subject to operations breakdovm and severe congestion 2. All projections relate to 24 hr. two way volumes, assuming 5% truck traffic 3. Projections based on historical rates of increase are projected from 1986 & 1987 Kent County Road CoITlllission Traffic Counts. 4. The standard rate of increase is 2.7% per year, Department of Transportation. as used by the t1ichigan � 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 Vergennes-Twp_Master-Plan_1989 Creator An entity primarily responsible for making the resource Miller Associates Date A point or period of time associated with an event in the lifecycle of the resource 1989 Title A name given to the resource Vergennes Township Master Plan Description An account of the resource The Vergennes Township Master Plan was prepared by Miller Associates in 1989. Subject The topic of the resource Master plan reports Vergennes Township (Mich.) Kent County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/e4bc7dcc018fd04e91e70188d7a4d2f6.pdf 5016fe91b41cc530164eddbea8a24513 PDF Text Text VAN BUREN COUNTY COMPiml&.N SIVE PLAN JANUARY19~ '\fruten by V . • .. , .; .·" ·- • Van Buren County Commtn1ity'. Development Department anti' . Van Buren Cou1i'ty-Planning Commission ... �TABLE OF CONTENTS INTRODUCTION THE NEED FOR PLANNING • . . . . . • • , LEGAL BASIS FOR COMPREHENSIVE PLANNING. ORGANIZATION OF THIS PLAN . . . . . . . 4 4 5 POPULATION SUMMARY . • . . TRENDS. . .. . PROJECTIONS ... . GENERAL CHARACTERISTICS SOCIAL CHARACTERISTICS. EDUCATION . . . . . . . 8 8 11 13 14 14 HOUSING TRENDS • . . . . . • RECOMMENDATIONS 16 19 ECONOMY SUMMARY • • • • • • EMPLOYMENT SECTORS . • • • . • • • • • • • 22 22 22 23 23 24 25 25 Manufacturing Agriculture Commercial Tourism TAXES IN MICHIGAN .... State Equalized Value LABOR FORCE ....... . 26 26 Age Structure Dependency Ratio Commuting Patterns Unemployment Trends Employment Trends INCOME/WEALTH • . . . 27 28 31 31 32 32 32 33 . Per Capita Income Welfare Recipients RECOMMENDATIONS . . . . ENVIRONMENT CLIMATE AND TOPOGRAPHY. WATER • • • . . . • . ..••..... • • • . . • • . . . . . . . . . . . . . • • • • • . • . . • . . . . • . . • . . . . . . . . . . . . . . . . . . . . . . . . . . . SOilS . . . WETLANDS . . FLOODPI.AINS FORESTS WILDLIFE . • . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . AIR . . . . . . ENERGY . SOLID WASTE RECOMMENDATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . i . . . • • . 38 38 41 41 42 43 43 44 47 47 50 �LAND USE LANb USE SURVEY Agricultural Residential Commercial Industrial Recreational GROWTH MANAGEMENT RECOMMENDATIONS 56 58 59 61 61 61 63 64 FACILITIES ADMINISTRATION/BOARD OF COMMISSIONERS • • • HOSPITALS . • . Lakeview South Haven Community COUNTY DRAINS . . • . . . COUNTY ROAD COMMISSION . • COOPERATIVE EXTENSION SERVICE DEPARTMENT OF SOCIAL SERVICES PUBLIC HEALTH DEPARTMENT . • • MENTAL HEALTH • . . . • . . • VANCASCAP - COMMUNITY ACTION AGENCY PUBLIC TRANSIT . . . . . . TRANSPORTATION • . . Highways Air Service Rail Facilities Water Transport And Port Facilities Public Transportation Trucking INDUSTRIAL PARKS . • . EDUCATION • . . • . . . . HEALTH AND SAFETY .... 68 69 69 69 70 71 72 73 74 75 76 77 78 78 78 78 80 80 80 80 80 80 • • APPENDIXES APPENDIX A THE NATIONAL FLOOD INSURANCE PROGRAM Emergency Phase . . . • . . • . . . . • . • Regular Phase . • . . . . • . . . . • • • • Department of Natural Resources Involvement 84 85 86 APPENDIX B FOREST TYPES 1..ND SAWLOG PRODUCTION APPENDIX C STATE WATER- AND LAND-RELATED REGULATIONS Flood Plain Control Act . . . Subdivision Control Act . . . Dam Construction Approval Act ii 88 88 88 • �Great Lakes Submerged Lands Act Inland Lakes and Strea~s Act. . . •. Goemaere-Anderson Wetland Protection Act Shorelands Protection and Management Act . . Soil Eros i on and Sedimentation Control Act . 89 89 90 90 91 APPENDIX D GROWTH MANAGEMENT APPENDIX E VAN BUREN COUNTY MAPS [ iii �:INTRODUCT:ION �INTRODUCTION THE NEED FOR PLANNING Community Planning is a process that seeks to make the best use of physical, human, natural, and aesthetic resources, while minimizing negative impacts on those resources. At the county level, planning is a process of policy making. These policies are meant to provide a central guide to help the numerous local governments develop specific objectives compatible with surrounding areas. Today, many pressing issues face citizens and government--issues that are in need of solutions or plans of action. over the past several years, many changes have occurred within Van Buren County. Population growth has become a major concern for local, regional, state, and even international governments. As populations increase and resources decrease, friction arises in the process of deciding who can build what and where. Growth itself is not necessarily bad, but it can have negative impacts if not properly guided or planned. · LEGAL BASIS FOR COMPREHENSIVE PLANNING The Van Buren County Planning Commission was established in 1968 according to Public Act 282 of -1945 1 as amended. The members of the Planning Commission are appointed by the County Board of • Commissioners and are charged with the responsibilities set forth in the Act to prepare and adopt a county plan. The Planning Commission Act states: It shall be a function of the County Planning Commission to make a plan for the development of the county. The plan with accompanying maps, plats, charts, and all pertinent and descriptive explanatory matter shall show the planning commission's recommendations for the development of the county. such plan shall be made with the purpose of guiding and accomplishing a coordinated, adjusted and harmonious development of the county which will be in accordance with present and future needs for best promoting the health, safety, morals, order, convenience, prosperity and general welfare of the inhabitants, as well as for efficiency and economy in the process of development. The statutory excerpt above states that, once having adopted the County Plan, the Planning Commission powers are quite limited with regard to l~cal decision making. The Commission is given certain powers in reviewing work or projects to be instituted by county boards, departments, or agencies, but has no approval or disapproval powers over such actions by local governments. Since the plan will be- adopted officially, its intent is to increase 4 �coordination and cooperation among the various local, county, state, and federal governmental agencies and departments. The physical, social, and economic well-being of the county will be advanced based on well-informed decisions and established policies. The purpose of the plan is to guide the decisions of local units of government. It is meant to be long-range, looking beyond current issues and preparing for the challenges that lie ahead. It is hoped that local officials and citizens will use this Comprehensive Plan as a reference when updating their own development plans and zoning ordinances. Much of the data used in this plan is over ten years old. Certain figures from the 1990 Census have been included. As final 1990 Census or other data becomes available, this plan is meant to be reviewed periodically and updated accordingly. ORGANIZATION OF THIS PLAN This Comprehensive Plan is organized into five chapters: Population and Housing, Economy, Environment, Land Use, and Facilities. E~ch chapter presents pertinent data and information , identifies problems and issues, and then makes recommendations for future decision making. The recommendations are not specific, because each township, village, and city must interpret the recommendations according to their situation. Each recor.-.mendation · however, is very pertinent for positive change to occur in the community. 5 �VAN BUREN COUNTY, MICHIGAN ALLEGAN COUNTY CA- r::::; E A R L I 0 CASS COUNTY �VAN BUREN COUNTY PLANNING COMMISSION John Konopa, c~airperson Russell Boettcher, Vice Chairperson Reverend Judy Downing Orrin Dorr Joseph Miller Gary Stock John VerBeek Arlen Winther Fred Tobin, BOC Liaison Covert Area Keeler Area Gobles Area Waverly Area Decatur Area Lawton Area South Haven Area Mattawan Area Gobles Area VAN BUREN COUNTY COMMUNITY DEVELOPMENT STAFF Jill Bland, Director Peggy Marcelletti, Secretary The Van Buren County Planning Commission and the Van Buren county Community Development Department would like to thank the following organizations for assisting in the preparation of the Comprehensive Plan. ORGANIZATIONS Van Buren County Board of Commissioners Van Buren County Administration Van Buren county Economic Development Corporation Van Buren County Cooperative Extension Service Van Buren County Drain Commissl j n Van Buren County Equalization Van Buren County Public Transit Van Buren County Public Health Van Buren County Department of Social Services Van Buren County Mental Health Van Buren County Road Commission Region IV Area Agency on Aging VancasCap Soil and Water Conservation District Southwest Michigan Commission Michigan Department of Natural Resources Michigan Department of Commerce Michigan Employment Security Commission • �POPULATION �POPULATION SUMMARY • In 1990, over one-half million people lived in Southwest Michigan {including Van Buren and five adjacent counties). Recent trends and projections show that growth in Van Buren County will continue at a high rate, and that densities will be greatest along major transportation corridors. Many people moving into the county will still work in nearby counties--Kalamazoo, Berrien, Cass, ~llegan, and st. Joseph--thus making Van Buren County a "bedroom community" and the target of urban sprawl. This phenomenon will increase the need for government services, housing, water, sewer, and waste disposal services, recreation facilities, and other amenities. This will demand improved planning and economic development efforts on the part of local government and county officials. TRENDS ·Growth began slowly in Van Buren County, as compared · with the entire State of Michigan. However, Van Buren County now has a much higher growth rate than the state {See Table I.A.). From 1970 to 1980, Van Buren County's rate of growth was well above the state average. It should be noted that the state of Michigan lagged in population growth from 1970 to 1980 due to a large out-migration caused by a lack of jobs in the Detroit area. Southwest Michigan, however, was less affected than other areas. Van Buren County experienced a large in-migration that has continued ~hrcJgh the 199 o's. It is interesting to note that in MichigaP today, "migration has replaced births and deaths as the J: ': 1ncipal component of local population change. 111 Settled mi3ran~ workers make up a large portion of the population in Van Buren County. Looking at growth rates by municipality {Table I.B.) it is apparent that the majority of growth occurred in unincorporated areas. From 1980 to 1990, the growth rate for townships {or unincorporated areas) averaged 8.1%, while the rate for incorporated areas {cities and villages) showed a loss of 1.9%. Growth rates for townships are predicted to climb in the 1990 1 s and 2000's, espP.cially for those near urban areas such as Kalamazoo and St. Jos eph/Benton Harbor. Townships are experiencing . a high rate of in-mic;::ation for many reasons. City land limits have largely been filled, and land annexation is very difficult. Also, land tends to be cheape~ in the rural areas that make up townships, and taxes are generally lower. Y.any people are fleeing large cities located in nearby counties because of rising crime rates and other negative features. "Michigan's Growing Pains, 11 Planning 1989. 8 ~ Zoning News, Feb. �TABLE I.A. POPULATION GROWTH 1950-1990 1950 1 Buren cty. lthwest MI. ::: higan ited States ,1rce: 1960 %change 1970 %change 1980 %change %change 1990 39,184 48,395 23.5 56,173 16.1 66,814 18.9 70,060 4.9 183,071 235,192 28.5 263,425 12.0 287,589 9.2 280,915 2. 3 6,371,766 7,823,194 22.8 8,875,083 13.4 9,262,078 4.4 9,295,297 0.4 151,325,789 179,323,175 18.5 203,211,926 13.3 226,504,825 11.5 248,709,873 9.8 Southwest Michigan Commission and the 1990 U.S. census. 9 •) .) f) �t TABLE I.B. Van Buren County Populations 70-80 UNIT Almena Township Antwerp Township Arlington Tt:1 •.. ,tship Bangor city Bangor Township Bloomingdale Township Bloomingdale Village Breedsville Village Columbia Township Covert Township Decatur Township Decatur Village Geneva Township Gobles city Hamilton Township Hartford city Hartford Township Keeler Township Lawrence Township Lawrence Village Lawton Village Mattawan Village Paw Paw Township Paw Paw Village Pine Grove To~nship Porter Township south Haven city South Haven Township Waverly Township van Buren county Source: 1950 1960 ' 1970 1014 1746 1043 1694 1218 1092 465 1193 1734 1092 1664 1492 622 898 1838 1418 1414 1120 679 1206 1288 2456 1834 2109 1001 1176 471 239 1374 2323 1275 1827 1850 816 1023 2305 1746 2109 1421 773 1402 1368 2382 1280 845 5629 1885 914 39184 2970 1528 1047 6149 2766 1044 48389 1845 2312 1r,45 2050 1708 1493 496 209 1657 2659 1603 1764 2392 801 1167 2508 2211 2234 ' 1555 790 1358 1569 2592 3160 1835 1360 6471 3416 1313 56173 ---- ---- ---2067 1980 2956 3910 1884 2001 1993 1953 537 244 2004 2706 1684 1915 2984 816 1586 2493 2707 2638 2114 903 1558 2143 3207 3211 2379 2041 5943 4174 2130 66814 80-90 %change 1990 %change 60.2 69.1 14.5 -2.4 16.7 30.8 8.3 16.7 20.9 1.8 5.1 8.6 24.7 1.9 35.9 0.6 22.4 18.1 35.9 14.3 14.7 36.6 23.7 1.6 29.6 50.l -8.2 22.2 62.2 3581 5152 1929 1922 1948 2286 568 213 2339 2855 1856 1760 3162 769 1515 2341 3032 2344 2115 915 1685 2456 3532 3169 2594 2086 5563 4185 2188 70060 21.1 31.8 2.4 -3.9 -2.3 17.1 5.8 -12. T 16.7 5.5 10.2 -8.l 6.0 -5.8 -4.5 -6.1 12.0 -11.1 1990 Preliminary Census Data (Projections based on average increase.) 10 o.o 1.3 8.2 14.6 10.1 -1.3 9.0 2.2 -6.4 0.3 2.7 �Van Buren County population figures from 1950 to 1990 reveal that of the six townships with growth rates of over 120%, five are located in the eastern portion of the county. This area is highly accessible to I-94, I-96, and M-43, the three major thoroughfares that traverse the county. These areas are predicted to have the highest rates of growth in the near future. There is also a trend for rural counties in the region to experience more growth than their urban counterparts. Table I.e. and I. D.a. illustrate the likelihood of continued growth in Van Buren County. TABLE I.C. POPULATION CHANGE BETWEEN 1970 AN~ 1990 VAN BUREN COUNTY AND OTHER COUNTIES 1970 Allegan Berrien Cass Kalamazoo St. Joseph Van Buren Source: 66,575 163,875 43,312 201,550 47,392 56,173 u .s. 1980 81,555 171,276 49,499 212,378 56,083 66,814 1970-80 % CHANGE ·22. 5 4.5 14.3 5.4 18.3 18.9 1990 90,509 161,378 49,477 223,411 58,913 70,060 1980-90 % CHANGE 11. 0 -5.8 o.o 5.2 5.0 4.9 Bureau of the Census (1990 figures preliminary). PROJECTIONS The Southwestern Michigan Commission, in cooperation with local planning agencies, made population projections for Van Buren, Cass, and Berrien Counties, then compared them to projections for the entire state. Table I.D. shows that Van Buren and Cass Counties are projected to have high growth rates between 1980 and 2 010, as compared to Berrien County, Southwestern Michigan, and the state. 11 - r-=- .. �r t Table I. o.a. VAN BUREN COUNTY POPULATIONS AND PROJECTIONS UNIT Almena Towni:ihip Antwerp Township Arlington Township Bangor city Bangor Township Bloomingdale Township Bloomingdale Village Breedsville Village Columbia Township covert Township Decatur Township Decatur Village Geneva Township Gobles city Hamilton Township Hartford city Hartford Township Keeler Township Lawrence Township Lawrence Vill~ge Lawton Village Mattawan· Village Paw Paw Township Paw Paw Village Pine Grove Township Porter Township south Haven city south Haven Township WRverly Township Van Buren county Source: 1960 1970 1193 1734 1092 1664 1492 622 898 1838 1418 1414 1120 679 1206 1288 2456 1834 2109 1001 1176 471 239 1374 2323 1275 1827 1850 816 1023 2305 1746 2109 1421 773 1402 1368 2382 1280 845 5629 1885 914 39184 2067 2970 ' 1528 1047 6149 2766 1044 48389 1845 2312 1645 2050 1708 1493 496 209 1657 2659 1603 1764 2392 801 1167 2508 · 2211 2234 1555 790 1358 1569 2592 3160 1835 1360 6471 3416 1313 56173 1950 1014 1746 1043 1694 1218 1092 465 ---- ---- ---- 1980 2956 3910 1884 2001 1993 1953 537 244 2004 2706 1684 1915 2984 816 1586 2493 2707 . 2638 2114 903 1558 2143 3207 3211 2379 2041 5943 4174 2130 66814 1990 3581 5152 1929 1922 1948 2286 568 213 2339 2855 1856 1760 3162 769 1515 2341 3032 2344 2115 915 1685 2456 3532 3169 2594 2086 5563 4185 2188 70060 2000 2010 4222 6003 2150 2150 2130 2584 594 207 2625 3135 2047 1856 3579 805 1704 2466 3203 2566 2364 974 1805 2899 4065 3366 2922 2396 5546 4760 2506 77422 4863 6854 2371 2378 2312 2882 620 201 2911 3415 2238 1952 3996 841 2734 2591 3374 2798 2613 1033 1925 3342 4598 3563 3250 2706 5526 5335 2824 85845 1990 Preliminary Census Data (Projections based on average increase.) 12 �TABLE I. D. POPULATION PROJECTIONS TO YEAR 2010 FOR COUNTIES, REGION, AND STATE 1.SHANGE 1980 1990 2000 2010 171,276 161,378 175,952 182,596 6.6 Cass 49,499 49,477 61,226 67,398 36.2 Van Buren 66,814 70,060 77,664 84,615 26.6 SW Michigan 287,589 280 : 915 314,842 334,609 16.3 9,295,297 9,775,108 10,044,273 8.4 Berrien Michigan 9,262,078 * SW Michigan includes Berrien, Cass, and Van Buren counties. Source: 1990 u.~ . Census 13 ~ �L GENERAL CHARACTERISTICS The county's population is -getting older, due to longer life expectancy, lower birthrates, ·and the "brain drain," (the tendency for young, educ~ted citizens to move out of the county to places offering more professional opportunities for emploY1nent). In 1990, the 20-44 age group accounted for one-third of the entire population. The 45-65 age group comprised nearly 20% of the population. The lowest percentage of population was found Jn the 0-4 age group, which made up only 8% of the population. Age distribution is discussed further in the Economic Profile of this document. The 1990 racial composition of the county, as described by the u.s: Bureau of the Census, contained approximately 10% minorities, of which one-fifth (that is, 3% of the county) are Spanish speaking. Local officials consider these numbers to be incorrect. It is believed that the county's minority citizens, many of whom can not read or write, were probably not all reached by the 1990 Census. Furthermore, many migrant laborers, (mostly Hispanic) , have settled in the county over the past decade. If it is accurate, the 2000 minority count should grow considerably. SOCIAL CHARACTERISTICS As noted in the Economic Profile, Van Buren County has a disproportionately large number - of low- to moderately-low-income citizens. It is also reported that over 13% of Van Buren County households have incomes below poverty level. The socia·1 agencies serving the county report that where there is poverty, there are also particular characteristics and needs that must be dealt with. For instance, it is known that 77% of single heads of households are women, therefore affordable child care will be needed. In summary, the issues that must be addressed are teen pregnancy, prenatal care, child care, jobs, housing, education, drug abuse, adequate health care, and transportation. EDUCATION Lack of education is thought to be the basis of many social and economic problems. Table I.E. shows levels of education attained by those 25 years and older in Southwestern Michigan. The table shows that 23.9% of Van Buren county citizens over age 25 have had some college education. The total percentage of people who have graduated from high school, (including college students) is lower than that of Berrien and Cass Counties in 1970, but shows improvement in 1980. Persons who were below age 25 in 1980 are not reflected in this chart; many are currently raising families. 2 1990 US Census and Unapproved Van Buren County Comprehensive Plan, Southwestern Michigan commission, 1976. 14 �TABLE I.E. EDUCATIONAL ATTAINMENT FOR THE PERCENT OF POPULATION 25 YEARS AND OVER 1970 - 1980 TRI-COUNTY AREA VAN BUREN 1970 1980 1970 1980 1970 BERRIEN 1980 CASS Elementary School 0-8 years 30.1 20.5 26.2 16.8 28.0 19.3 High School 1-3 years 4 years 23.0 31.6 17.4 38.2 24.2 35.9 19.8 41.9 19.9 32.5 15.9 36.3 College l-3 years 4 or more 9.2 6.1 13.8 10.1 7.8 6.0 13.4 a.a 10.3 9.4 15.2 13.3 Total completing High Scnool or College 37.7 48.3 41.9 49.9 41. 9 49.6 Source: U.S. Census of Population 1970 and 1980. 15 �HOUSING TRENDS Growth in the county depends upon providing adequate housing for an ever-increasing population. At the same time, the average household is decreasing in size. In Michigan, the averag~ household had 3. 27 persons in 1970, and 2. 66 persons in 1990. current estimates suggest an average household size of 2.73. This decline, in Michigan and in the nation as a whole, is due to societal trends. For instance, there are more single-person households because people are waiting longer to get married; fewer extended families are living together; there are more single parent households, and smaller families, having children later. As household size decreases, existing housing units can not be expected to serve a larger population. The need for housing increases more rapidly than population growth alone might suggest. Table I. F. VAN BUREN COUNTY HOUSEHOLDS BY TYPE 1990 - Total Population Total Housing Units Total Households* 70,060 31,530 25,402 Family Households Married- Couple Households Percent of Total Households Other Family, Male Householder Other Family, Female Householder 19,032 15,280 60.2 872 2,880 Non-Family Households Percent of Total Households Householder Living Alone Householder 65 years and over 6,370 25.1 5,301 2,474 69,335 2.73 Persons Living in Households Persons Per Households *A household is defined as an occupied housing unit. Source: 1990 U.S. Census Judging by a rough survey of building permits issued in past years, Van Buren County can expect over 280 new households per year (see Tabl e IV.B. of Land Use). If trends continue, Van Buren County could have several thousand new housing units by the year 2000. 3 U.S. 1990 Census and state demographer, Office of Revenue and Tax Analysis, Department of Management and Budget. 16 �More importantly, the majority. of these new units will be single family, moderate- to high-priced homes. This leaves the low income population with very few housing opportunities. To estimate new housing needs, we must also take into consideration the age of the present housing stock. As the present housing stock ages, it will need replacement. Table I.F. shows the age of the housing stock in Van Buren County and Michigan, according to a 1989 Demographic Report prepared by CACI, Arlington, VA. TABLE I.F. OCCUPIED HOUSING - YEAR BUILT VAN BUREN COUNTY AND MICHIGAN YEAR 1975-1980 1970-1974 1960-1969 1950-1959 1940-1949 PRE 1940 Source: VAN BUREN MICHIGAN 9.7% 11.9% 17.9% 19.4% 13.7% 27.4% 12.3% 14.4% 15.3% 11.8% 9.5% 36.8% Copyright CACI, Arlington, VA. TABLE I -. H. VAN BUREN COUNTY HOUSING OCCUPANCY AND TENURE UNITS IN STRUCTURE · Total housing units 31,530 OCCUPANCY AND TENURE Occupied housing units owner occupied Percent owner occupied Renter occupied Vacant housing units Percent vacant For seasonal, recreational, or occasional use Homeowner vacancy rate (%) Rental vacanacy rate (%) Persons per owner-occupied unit Persons per renter-occupied unit Units with over 1 person per room Percent over 1 person per room 25,402 19,482 76.7 5,920 6,128 19.4 3,511 1.6 6.7 2.77 2.59 860 3.4 UNITS IN STRUCTURE 1-unit, detached 1-unit, attached Percent 1-unit 2 to 4 units 5 to 9 units 10 or more units Mobile home, trailer, other 22,478 326 72.3 1,536 799 944 5,447 17 �Adding to the problem of aging housing stock, most low income people cannot afford to make repairs as needed, thus making the present housing stock unstable. The average age of the housing stock in Van Buren County is about equal -to that of the state as a whole. However ; a larger percentage of houses built before 1940 exists in Van Buren County than in the state. Different types of housing needs must also be considered. Van Buren county has large numbers of low- to moderate-income citizensand welfare recipients, creating a need for low-cost housing. To secure affordable homes, low-income families will probably co tinue to turn to rental, mobile, and manufactured homes, existing small homes, or to federal subsidy programs. TABLE I . I . 1980-1990 HOUSING VALUE AND CONTRACT RENT 1 9 8 0 Median Value($) Van Buren county Almena Twp. twerp Twp. Lawton Village Mattawan Vill. Arlington Twp. Bangor City Bangor Twp. Bloomingdale Twp. Bloomingdale Vil. Columbia Twp. Breedsville Vil. covert Twp. Deca·: ur Twp. Decatur Village Geneva Twp. Gobles City Hamilton Twp. Hartford City Hartford Twp. Keeler Twp. Lawrence Twp. Lawrence Village Paw Paw Twp. Paw Paw Village Pine Grove Twp. Porter Twp. •South Haven City South Haven Twp. Waverly Twp. 33,300 46,400 38,300 26,300 37,300 31,900 22,900 29,000 34,200 N/A 25,600 N/A 24,400 25,800 24,900 29,000 N/A 35,800 23,900 32,000 36,100 33,600 N/A 39,300 35,800 33,400 41,100 32,50C.36,100 41,800 1 9 9 0 Median Value ($) 48,000 64,500 · 5a,400 37,600 53,700 45,100 30,100 39,700 41,800 29,500 36,100 23,200 34,200 35,200 32,600 43,700 37,700 45,600 30,400 39,700 51,300 45,200 34,200 55,600 46,000 52,500 62,000 50,100 49,600 57,100 18 1 9 8 0 Median Rent ($) 159 172 156 154 145 138 159 151 163 N/A 127 N/A 153 153 152 155 N/A 139 165 174 160 152 N/A 161 157 168 156 160 173 203 1 9 9 0 Median Rent ($) 266 339 302 275 303 270 246 235 261 256 244 222 230 245 242 254 289 253 261 261 272 245 202 271 263 266 273 288 277 279 �one agency in the county addressing · the housing problem is the Farmer's Home .... Administration (FmHA). The FmHA helps finance home loans to low-income and senior citizens who can not otherwise obtain housing loans. The agency also provides community assistance by financing public facilities for local governments. Vancascap also assists in housing needs through its weatherization program and emergency funding program. In 1989, a Human Resources Coordinating council was formed to address the social problems in the county. out of that council, a housing sub-committee was formed. In a very short time, the sub-committee has already acquired and renovated a house to be used for housing the homeless. South Haven also has a local chapter of Habitat for Humanity working to provide affordable housing. In 1991, two grants were received to renovate several existing homes in Covert and Columbia Townships and to provide training on how to perform basic housing upkeep for the occupants. RECOMMENDATIONS Conduct a study toward developing a county-wide standard housing code for health and safety. Develop more low income and senior housing in the county. Investigate new ways to subsidize housing. Encourage adoption of consistent zoning .ordinances and enforcement measures in townships, cities, and villages throughout the county. Develop a housing inventory to provide information about the number, nature, and location of below-standard housing units. 19 �ECONOMY �ECONOMY • ;;jtJMMARY Van Buren County has considerable potential for economic development and growth. Strong points include available land, numerous highways traversing the county, a strong manufacturing and food processing base, a growing tourism base, a steady agricultural base, and an expanding commercial base. Other points to consider are unemployment rates, the number of welfare recipients, per capita ' income rates, labor force trends, and state equalized value. EMPLOYMENT SECTORS Traditional activities with economic value include agriculture, processing, manufacturing of non-electric machinery, and the primary metal industry. These occur in varying concentrations throughout the county. The main economic activity--manufacturing--is located primarily in the county's densely populated areas, such as South Haven and Paw Paw. Smaller communities with industry include Lawrence, Decatur, Hartford, Bangor, and Mattawan. Manufacturing From 1967 to 1975, manufacturing activity in the state decreased dramatically; the number of persons employed fell by 21.3%. From 1980 to 1982, the state experienced a 2. 4% decrease in the number of firms; much of the decrease , ...._occurred in la~ge firms (more than sq employees) and small firms (fewer than , ~o employees). Several causes may be suggested for the decrease: the manufacturing sector is extremely sensitive to swings in t ,h e economy; many companies have become more aut,omated in recent years; some employees may have intentionally moved to other employment sectors, such as service. Even with past decreases, manufacturing remains a strong, viable part of the county economy. In 1989, 44% of manufacturers surveyed in Van Buren County indicated plans for plant expansions in the next five years, and 30% indicated plans for new buildings in the county. Today, 10% of these companies have 100 to 500 employees; by the year 1993, 20% anticipate employment levels between 100 and 500. This indicates that the manufactur-\11g sector is expected to grow and continue to be a strong part of our economy. "Michigan's economy has a large proportion of Gross State Product (GSP) originating from manufacturing industries. In 1986, approximately 35% of the state's GSP originated in manufacturing, compared to 22% at the national 4 Unapproved Comprehensive Plan for Van Buren county, 1978, prepared by Southwest Michigan Regional Planning Commission using 1975 County Business Patterns, Bureau of Census, pg. E-6. 5 Manufacturing Retention survey, Berrien - Cass - Van Buren Counties, conducted by the southwest Michigan Community Growth Alliance and Michigan Bell, July, 1989. 22 �level. 116 Nationally, the manufadturing manufactur ~ng sectors are increasing. sector is decreasing while non- As growth continues, we must be sure to preserve and protect such positive amenities as clean air and water by encouraging the location of "clean" industries. Agriculture Agriculture has been a dominant factor in the economic base and lifestyles of the residents of Van Buren County. The county is dependent on a heal thy agricultural base. Many major employers are tied to fruit or other agricultural production and processing. Total production expo/1ses, most of which are spent in Van Buren County, exceed 85 million dollars. Many nation-wide trends are beginning to affect agriculture in the county. One recent trend is a decrease in the number of farm operators, and an increase in the size of farms. Also, the average age of the farmer {51.7 years) is rising, indicating that fewer young people are employed in agriculture in Van Buren County. Coupled with these facts, the number of part-time farmers is rising (at 50% of all farmers). Former full-time /armers have sought work outside agriculture to supplement their farm income. The increasing size of farms and the increases in productivity and mechanization reflect the takeover of lqrge corporate farms that have economies of scale and find it easier to make a profit than the small farms. Ag-tourism is an area of agriculture that has not been utilized much in the county. Ag-tourism is an activity by which farmers in the area could enhance their farms, their communities, and their economic potential. Commercial The retail trades employed 3,225 persons in Van Buren County in January, 1991, according to the Michigan Employment Security :ommission. This fairly small retail work force is determined by the rural nature and lower total population on the county. Large retail establishments have difficulty finding adequate support in Van Buren County. Due to the fact that Van Buren County is a "bedroom community," much shopping is done in the Kalamazoo, Portage, and Benton Harbor/St. Joseph areas. The influx of tourism to the area, coupled with the recent residential increase, should increase the potential for more in-county retail establishments and specialty shops. South Haven and Lawton are good examples of this trend already occurring. 6 Industrial Targeting Study, American Electric Power, 1989, pg. 12. 7 • Five Year Plan 1988-1992, Van Buren Extension Service, Michigan State University. 8 Ibid. 23 County Cooperative �. Presently, ne~rly a quarter of the county's retail employment is in the food tore sector. This is due to rural areas supplying basic necessities, while urban areas -supply other shopping needs. Restaurant establishments also account for about a quarter of retail employment in Van Buren County. Again, this is due to the cbunty's rural nature and picturesque areas. Interestingly, one quarter of the retail employment is in the auto dealer and 0 service station sector. Several large auto dealerships in Van Buren County attract business from the Kalamazoo metropolitan and other areas, as well as serving county residents. The sTrvices sector employed 2,875 people in Van Buren County in January, 1 1991. As a society, we now have more knowledge of heal th and business services, and more leisure time for amusement and recreation services. The services of technical experts and specialists serve various needs of a growing population. In 1991, less than 1% of Van Buren County's reported l~por force, 375 people, were employed in finance, insurance and real estate. Although this is a small percentage, this sector is increasing with the rising population and increasing demands for local services. The construction sector continues to grow as the demand for residential development continues. Van Buren County does rely somewhat on its neighboring counties for construction labor, especially along the I-94 corridor. - ~etween 1967 and 1975, the transportQtion ~nd utilities sector lost 108 jobs in Van Buren county. This represented a 37% reduction of the labor fo~~e in this sector; by 1975, only 184 persons were employed by this sector.~ By January, 1980, the sector saw a tremendous increase to 1,075 employed. The increase is due to increasing demands for services and construction of Palisades Nuclear Power Plant in Covert Township. In January, 1991 this sector had increased to an all time high of 1,150 or 1. 6% of Van Buren County's population. Tourism As the manufacturing sector of employment has decreased, the tourism sector has steadily increased throughout Michigan and, specifically, in Van Buren County. For example, in 1975 total travel expenditures in Michigan were $16.5 million, and in 1987 travel expenditures in Michigan were $6.4 billion. Travel and 9 Civilian Labor Force and Employment Estimates, Michigan Employment Security Commission, Bureau of Research and Statistics, Field Analysis Unit, January, 1989. 10 Ibid. 11 Ibid. 12 Ibid. 13 Unapproved Comprehensive Plan for Van Buren Southwest Michigan Regional Planning Commission, 1978. 24 County, �tourism ranked as the 6th largest employer in Michigan in 1984, 14 3.7% of all jobs. generating_ Van Buren county has many attributes that make it a successful tourism destination--if marketed sufficiently. Table II. A is a summary of travel expenditures for Michigan, Southwestern Michigan, and Van Buren County. TABLE II.A. TRAVEL EXPENDITURES 1990 Michigan Direct Indirect Total $6,400 M $5,000 M $11,400 M $8,300 M $6,500 M $14,800 M $9,300 M $7,200 M $16,500 M SW Michigan Direct Indirect Total $124,838,000 $ 97,530,000 $222,368,000 $212,197,800 $166,790,000 $378,987,800 $160,769,000 $124,466,000 $285,235,000 Van Buren Direct Indirect Total $23,475,000 $18,340,000 $41,815,000 $37,607,300 $29,451,000 $67,058,300 $30,014,000 $23,236,000 $53,250,000 Source: Compiled by the Southwestern Michigan Commission and West Michigan Travel Association TAXES IN MICHIGAN Michigan's state and local tax structure reflects a higher tax burden per $1,000 of personal income (and also on a per capita basis) than its Great Lakes neighbors, its top industrial competitors, and the nation as a ~hole. Michigan's Great Lakes neighbors include I¼linois, Indiana, Iowa, Kentucky, 1 Missouri, Minnesota, Ohio, and Wisconsin. Tax rates are offset through economic development benefits which are readily available to industries that want to loca-.:.e in the county. Some examples of these benefits are tax abatements, Tax Increment Finance Authorities, inexpen5ive land, business incubators, and so forth. State Equalized Value 14 Michigan Travel Bureau information, Southwest Michigan Tourist Council. 15 reported by the Michigan Tax Climate, citizens Research Council of Michigan, May, 1989. 25 �4 Table II.B. compares the State Equalized Value of counties with populations orr.parable to Van Buren County. Van Buren County has an above-average SEV ~elative to its comparable counties. TABLE II.B. STATE EQUALIZED VALUES OF COMPARABLE COUNTIES 1991 COUNTY TOTAL REAL PROPERTY Allegan Cass Clinton Grand Traverse Isabella Lapeer Marquette Shiawassee st. Joseph Tuscola Average 1,422,402,622 671,820,069 809,133,762 1,316,961,112 587,761,357 1,078,962,018 734,203,181 751,468,997 742,097,089 667,772,822 878,258,303 Van Buren Source: 950,584,759 Courtesy of Van Buren County Equalization Department. LABOR FORCE Age structure The changing age structure of the tri-county area's population changes the size of the civilian labor force, as well as the number of individuals experiencing employment problems. Between 1970 and 1980, the average age of the area's population increased. During this period, the 1940-60 "baby boom" population reached prime working age. These developments indicate the local area is likely to experience a relatively greater amount of job replacement demand due to retirements during the 1990's than at any recent time. If labor force participation rates remain unchanged, a declining population in the unde~-17 age group wif,l mean relatively fewer entrants to the area job market in the late l990's. e Table II.C. Buren area. shows recent population age structures for the Berrien-Cass-Van 16 Annual Planning Informatic~ Employnent Security Conrrnission. 26 Report FY 1989, Michigan �TABLE II.C. BERRIEN-CASS-VAN BUREN POPULATION AGE STRUCTURE PERCENT CHANGE 1980 PERCENT 1990 PERCENT Under 5 5-20 20-44 44-65 65+ 7.7 26.7 34.5 19.8 11.3 7.4 24.4 35.1 19.8 13 .1 -3.9 -8.6 20+ 65.6 68.0 3.7 AGE GROUP source: 1.7 0.0 15.9 Southwestern Michigan Commission and the 1990 US Census. Dependency Ratio The dependency ratio is another tool that provides a general overview of the future labor force and the extent of social services needed. The dependency ratio compare~ the number of people of ~orking age to the number of people not of working age. Van Buren County shows a change in the dependency ratio from 1980 to 1990 illustrating that there were more people dependent on the workin population. Table II.D. shows the actual ages from which the dependency rati~ was derived. 27 �TABLE II.D. AGE .DISTRIBUTIONS AGE DISTRIBUTION 1980 Dependency Ratio= 61.0l SOUTHWESTERN MICHIGAN VAN BUREN COUNTY < 5 years 5-9 year 10-19 years 20-44 years 45-64 years > 64 years 22,251 23,833 52,866 99,298 56,917 32,424 5,393 5,675 12,247 22,903 12,470 8,126 AGE DISTRIBUTION 1990 Dependency Ratio= 60.01 < 5 years 5-9 years 10-19 years 20-44 years 45-64 years > 64 years - source: 20,800 5,401 17,783 12,247 24,621 13,401. 8,854 68,602 52,866 98,530 55,507 37,476 U.S. Bureau of the Census, 1990. Commuting Patterns Past com.muting trends reflect future economic development trends. The following information is from the Kalamazoo Area Transportation St,Jdy prepared by the U.S. Bureau of the Census, 1980. Table II.E. illustrates the number of people who live in the county and work in other counties. It reveals that, while imported labor is growing, the county still exports more labor than it imports. As Table II.E. demonstrates, Kalamazoo County received most of the exported workers. Allegan, Berrien, Ottawa, and Kent counties also receive many Van Buren County commuters. 2 ,, �TABLE II.E. NUMBER OF PEOPLE WHO LIVE IN VAN BUREN COUNTY AND WORK OUTSIDE THE COUNTY (exported labor) # OF WORKERS COUNTY OF WOfil< 572 1,965 10 Allegan Berrien Branch Calhoun (Battle Creek) Cass Eaton Ingham (Lansing) Kalamazoo Kent (Grand Rapids) Ottawa St. Joseph Source: 64 735 4 23 5,288 37 72 99 Kalamazoo Area Transportation study, U.S. Bureau of the Census, 1980. Table II.F. shows the number of residents of other counties who commute to work in Van Buren County. Of the 16,742 jobs available in Van Buren County in 1980, 13.2% were held by nonresidents. Figure II.A. shows a regional overview of commuters between counties in 1980. ~~ ~ TABLE II.F. NUMBER OF PEOPLE WHO LIVE OUTSIDE THE COUNTY AND WORK IN VAN BUREN COUNTY (imported labor) # OF WORKERS COUNTY OF RESIDENCE Allegan Barry Berrien Calhoun Cass Kalamazoo Kent Ottawa St. Joseph Source: 1,090 40 740 15 309 · 740 25 28 73 Kalamazoo Area Transportation Study, U.S. Bureau of the census, 1980. 29 �FIGURE II. A. TRAVEL BETWEEN AREAS IN 1980 ALLEGAN COUNTY -------------T----------------~---------1 I I I I <:.74c:z I I I VAN BUREN COUNTY V3/ KALAMAZOO COUNTY I I I I I '\ t---------·--- °' I : I BERRIEN COUNTY O ----------, I (""\ I I I I I I I I I I I I I I I I I I I I I I I I I I Source: 1980 U.S. 1Census Bureau ---------------------- I I I I I I I CASS COUNTY I I I I ST. JOSEPH COUNTY �Unemployment Trends Job growth was extremely limited statewide during the national recessions of 1980 and 1982. In f/984, local labor market conditions began to ease as employment increased. Recently, unemployment rates have been positive. In 1988, Van Buren county experienced 8.5 percent unemployment, which was slightly higher than the state's. The 1990 average rate was only 9.2 percent. This rate is still slightly higher than the state's and the average rates of comparable counties in 1990. Table II.G. shows the unemployment rates of 10 comparable counties. During the later part of 1990, the unemployment rate rose throughout the United States due to the Persian Gulf War. This trend continued into 1991 when the war was ended and the economy began to stabilize. TABLE II.G. UNEMPLOYMENT RATES (PERCENT) OF COMPARABLE COUNTIES COUNTY Allegan Cass Clinton Grand Traverse Isabella Lapeer Marquette St. Joseph Shiawassee TUscola Average Van Buren Michigan Source: 1988 Average 1990 .Average 5~0 5.3 5.8 7.0 5.0 9.9 6.9 9.0 9.6 10.3 7.4 5.8 10.1 8.5 7.6 9.2 7.5 7 • :, 6.7 7.0 4.9 8.4 9.2 9.3 10.1 7.9 U.S. Bureau of the Census. Employment Trends During 1980-1987, few industries declined in employment in the tri-county area. In fact, several industries experienced significant job growth. These industries included lwnber and wood, furniture and fixtures, printing and publishing, rubber and plastics, transportation equipment, wholesale nondurables, retail trade, tran sportation, communic0~ ion and utilities, f i nance, insurance, and real estate. 17 Annual Labor Market Information Report FY 1986. 31 �• INCOME/WEALTH • ?er Capita Income The level of income received by residents of Van Buren County reflects their ability to purchase goods and services. Per capita personal income of an area is the income received by, or on behalf of, all its residents. Van Buren county had above-average personal income (among counties comparable in population and ability to pay) in 1979 and 1980. However, as the table indicates below in 1980 and 1989 the county did not fare as well. Van Buren has recently fallen well below the average of comparable counties. Van Buren county's per capita income is also below the state's. TABLE II.H. PER CAPITA INCOME ($) OF COMPARABLE COUNTIES COUNTY Allegan Cass Clinton Grand Traverse Isabella Lapeer Marquette Shiawassee St. Joseph Tuscola Average Van Buren State 1980 1989 8,547 14,729 14,938 8,516 14,439 8,978 9,140 7,666 9,143 7,936 9,133 8,604 8,858 8,652 15,514 13,631 15,687 13,394 14,951 14,371 13,629 14,528 8,017 10,165 12,923 17,535 Source: Annual Planning and Information Report, 1989, prepared by MESC and Maps and Rakings of Selected Data, September 1991, prepared by Industrial Development Division, University of Michigan. Welfare Recipients Another indication of the heal th of the county's economy is the number of welfare recipients. Table II.I. compares the number of welfare recipients in Van Buren County to counties comparable to Van Buren in both population and their ability to pay. Van Buren has more welfare recipients than comparable counties. The 10-county average is 5,317 recipients, while Van Buren County supports 11,316 recipients. It has been reported that over 13% of Van Buren county households have income below poverty level. Other statistics indicate that 12.2% of the County's 65-and-over population live on fixed incomes. 32 �TABLE II. I. WELFARE RECIPIENTS BY COMPARABLE COUNTIES JUNE 1991 COUNTY # OF RECIPIENTS 6,653 6,065 2,852 3,816 5,102 5,064 4,897 6,403 6,296 6,017 5,317 Allegan Cass Clintori Grand Traverse Isabella Lapeer Marquette Shiawassee St. Joseph Tuscola Average 11,316 Van Buren Source: Van Buren County Department of Social Services, 1989. RECOMMENDATIONS Continue current agricultural base activities. Increase levels of fruit and vegetable production. Expand ag-tourism. Continue to work with the Kalamazoo Board of Realtors, Southwest Michigan Board of Realtors and independent brokers in keeping the building inventory intact. Expand a balanced mix of commercial, tourism, manufacturing and industrial sector:: , while recognizing that some industries reflect a more attractive quality of life than others. Attain a sound tax base. Create new jobs. Minimize dependence on particular sectors of the economy. Expand all-season infrastructure and road improvements in areas where growth is desirable. En::;?loy good land use practices as specified in the land use portion of this do::ument. Continue current economic development ef::orts, such as the county communi t Development Department, the Southwest Michigan Community Growth Alliance, ana various local Economic Development agencies. 33 �• Make use of the Industrial Targeting Study (prepared by Michigan Power Company d Indiana Michigan Power Company) and the Manufacturing Retention and ~xpansion survey to attract new businesses and industry. Emphasize the importance of rural development policies by the state. stress the quality of life, or "civic infrastructure" in luring a new business. Foster cooperation among regions, counties,townships, villages, and cities. 34 �ENVIRONMENT �ENVIRONMENT ropulation growth affects the quality of natural resources and our environment in many ways. More importantly, each of us is dependent upon and interrelated with all these resour ces. Presently, many of our most valuable resources are being depleted or degraded. Our air, water, forests, wetlands, agricultural lands, wildlife, and fuel supplies are all affected. However, environmental degradation is not inevitable. Controls can be put in place to protect these valuable resources. Future growth can be accommodated with environmentallysensitive development tools. . These tools will be explored throughout the following portion of the comprehensive Plan. - · CLIMATE AND TOPOGRAPHY Van Buren County lies within the Humid Continental-Warm Summer climatic range. The county experiences pronounced seasonal variation, with cold winters and hot-to-warm summers. The average temperature in January ranges from 24 to 26 degrees F. In July the average runs from 70 to 74 degrees F. The county is also subject to temperature extremes; the_mercury has ranged from -23 F to 105 F. Van Buren County receives average precipitation of about 37 inches per year. The county generally receives 60 to 80 inches of snowfall each winter. During the winter months, there is generally one inch or more of snow cover on from 60 to 80 days. The Van Buren area was profoundly influenced by the retreat of the last continental glacier some 10, ·ooo years _a go. This glaciation formed the existing , opography, which has been modified somewhat by wind and water erosion. Surface elevation ranges from 600 feet above mean sea level at the Lake Michigan shoreline to 1000 feet above sea level at the eastern boundary. Both steep and gentle slopes are short and have complex directions. WATER The water resources of Van Buren County include productive groundwater reservoirs, a network of streams, and many inland lakes. Van B~ren c r ~nty has over 31go lakes and ponds ranging in size from less than o .1 acre to 298 acres. In addition to this abundance of inland water, Van Buren County also . possesses 13 miles of Lake Michigan shoreline. The source of public water supply for all communities, e~~ept South Haven, which obtains its supply from Lake Michigan, is groundwater. The groundwater is generally of high quality and generally suitable for most uses. According to a 1984 Geological survey, however, there are significant levels of nitrates, 18 Hydrology and Land Use in Van Buren County, U.S. Geological Survey, 1984. 19 Hydrology and Land Use in Va n Buren County, U.S. Geological Survey, 1984. 38 �chlorid_fo, · county. and atrazine present in the groundwater in some parts of the~ ~ Quality "In 22 percent of wells in the southern eight townships, nitrate concentrations exceeded the 10 milligrams per liter of drinking-water standards set by the u .s. Environmental Protection Agency." High nitrate concentrations are thought to be related to feitiliz~r apflic~tions, ~rrigat~on, an~ concentrated numb 7rs of septic systems. Irrigation is becoming an increasingly common practice for production of grain crops. Van Buren County currently ha: the largest number of irrigators in the state and ranks third in acres irrigated. Some of th~ problems associated with irrigation and fertilizers are being addressed by the Soil conservation District which is working directly with the farme~~ in the county. Chloride levels are higher than normal in areas where oil and gas fields are present. Atrazine is one chemical often found in water when there are pesticides present. County agencies are aware of these and other contaminants in groundwater and are taking steps to protect our groundwater. As the population of a community increases, the concentration of private wells and sewers also increases. High densities of wells and sewers makes satisfactory private well sites more difficult to locate, and the quality of the water becomes more uncertain. It _is difficult to determine what density of development may occur before the quality of the groundwater becomes unsatisfactory. The factors involved are complex. ,"?'\ The Geologic Information Survey (GIS) is in place at the C...Junty He ~:. .l.th Department, and contains geologic information and recent well logs providea by the Cooperative Extension office. GI~ aids in determining the most intensive safe use of land, and also shows which areas should be avoided because of geologic characteristics. There are several areas in Van Buren County that have hiah densities of development and yet have no public water or sewer systems. on:.y ten principal communities in the county have public water and/or public sewer systems. None of the areas without public systems can be served economically by extensions of existing systems due to distance. Generally, private well owners have not experienced enough significant problems to initiate a move toward public water or sewer. The prima~ obstacle to the construction of public water or sewer systems is fina~cial. In the past, state and federal money was more abund~nt, requiring considerably less match money by the local government. Rural areas, such as 20 For more information on groundwater quality, see Hydrolocry and Land Use in Van Buren County, U.S. Geological Survey, 198~. 21 Ibid. 22 Unapproved Comprehensive Plan, Southwest Michigan Regional Planning Commission, 1975. 39 �Van Buren County, also find it more difficult to attract industrial and C ommercial development that provides a larger tax base than residential growth. 23 Streambank erosion poses a serious threat . to water guality. The Sauk Trails · RC&D area has worked .to remedy some of the streambank erosion in the tri-county area. Sources of erosion include croplands planted too close to streams, with no natural vegetation buffers. Also, the natural absorption of water into the soil is reduced dramatically when development occurs. The greater the _area of concrete, blacktop, and rooftop surfaces, the greater the chance for streambank erosion. Quantity concerns have been expressed that a serious lowering of groundwater and inland lake levels could result from increased use of water for irrigation. The U.S. Geological survey has found these concerns to be unsubstantiated. There have also been concerns regard~ng so-called "dying lakes". The Handbook 4 on Groundwater in Southwest Michigan informs us that all lakes follow a cycle from birth to death. The number of years a lake exists depends highly upon the development that occurs, the extent of run-off present, and the activities around the lake. Fertilizers applied to lawns, and high numbers of private septic systems contribute to the "dying" effect. 23 Sauk Trails Resource Conservation~ Development Area Plan, 1977. 24 Groundwater in Southwest Michigan, University Center for Water Research, 1988. 40 Western Michigan �SOILS The soil characteristics of the county reflect the strong glacial influence which left behind both healthy and unhealthy, well- drained and not-welldrained soils. However, the county has an abundance of soils well suited for agriculture. The soil survey of Van Buren County serves as a refer~nce for specific soil types and locations, and is available through the County Drain Commission, the community Devel-0pment Department, the Cooperative Extension Service, and the Soil Conse~tion District. Erosion Soil erosion is another issue with great bearing on Van Buren county. Wind and water erosion occurs on all cropland in Van Buren County. Approxi.rr.ately 74,100 acres of this land is eroding faster than the land can tolerate, and be expected to remain productive. These cropland acres lose 15,819,400 bushels of soil each year, or some 213 bushels of topsoil washed or blown from each acre. The most severe erosion is occurring in the northeast quarter and the southern -one-half of the county, on land growing corn, soybeans, and vegetables. Wind erosion can be. severe in ~e southwest quarter of the county. -.s~---~ ..... R.....,. ~ Some measures have been taken to alleviate soil erosion in the area. The RC&D Area, along with the Soil Conservation District, has planted trees to provide windbreaks. These serv~ as examples for landowners to follow. Soil erosion may also occur during various construction stages of development projects. Generally, the Soil Erosion Control department oversees development th~ough permits, however, site plans should be reviewed with the goal of minimizing the effects on · the environment, (see Figure III.A). WETLANDS Between the arrival of European settlers and 1955, our nation lost approximately 71% of its wetlands. Between 1955 and 1975, some 54% of FIGURE III.A. 25 STORM WATER RUNOFF United States Department of Agriculture, Soil Conservatio!. Service. 41 �« tland areas were lost. current estimate~6 reveal that wetlands in the U.S. Wetlands play an important role in maintaining habitats for many types of fish and wildlife. Both nationally and internationally, the importance of maintaining wetlands is recognized based on both economic and ~nvironmental implications. In 1979, the National Wetland Act was passed, and a wetland protection policy was established in recognition of the public benefits wetlands provide. The Act provides that no one has the unrestricted right to alter a wetlands' natural character. _:e still disappearing at an alarming rate. The u.s. Department of Agriculture (USDA) also recognizes the importance of these rapidly disappearing resources. current USDA policy prohibits · any assistance for draining wetland types 3 through 20 (as described in Circular 39, U.S. Fish and Wildlife Service) • Drainage improvements to seasonally importa~t wetlands (Types 1 and 2) are also minimized, according to the USDA policy. ' Van Buren County has an abundance of wetlands. Most are in private ownership. The Soil Conservation District and the local DNR are watchdogs for the federal and state wetland acts. To be effective, these agencies must have the help of local governing bodies who review and grant a variety of permits. FLOODPLAINS Flooding is a natural occurrence. As rainstorms and melting snow create excess water, rivers may rise and overflow their banks, flooding adjacent land areas. ~ he land areas, called floodplains, have been carved out by rivers specifically · -to transport the excess water. This natural process of coping with water in excess of a river's capacity has occurred periodically for ages. However, in building its homes and businesses, modern society has often refused to recognize the periodic overflows of rivers and the natural functions performeH by the floodplain. The result has been repeated social and economic losses. Traditional flood control methods (such as dams and levees) have not worked well in the past. Congress has realized that we should not try to control the natural processes of our rivers, but rather should locate and design structures to prevent flood damage. Through the National Flood Insurance Program, a municipality adopts the floodplain management regulations by amending their zoning ordinance. In return, existing households can receive subsidized floodplain insurance on structures through the HUD National Flood Insurance Program. Without this local zoning ordinance in place, homeowners cannot receive subsidized flood insurance. The National Flood Insurance Program offers protection of floodplains (see Appendix A). sample zoning ordinances 26 Wetland Protection Guidebook, Michigan Department of Natural Resources, Land and Water Management Division, 1988. 27 ..-.. .__.. Ibid • 28 The National Flood Insurance Program, Michigan Department of Natural Resources, Division of Land Resource Programs/Water Management Division, revised December, 1980. 42 for �FORESTS van Buren county contains approximately 102,000 acres of commercial forest land, all of which is privately owned. The tr¼-county area contains some of 9 the finest mixed-hardwood stands in the state. The major forest types are maple-birch, elm-ash-soft maple, oak-hickory, pine plantations, and aspen. The commercial forest land acreage is nearly equally divided between sawtimber, poletimber, and sapling-seedling stands. 30 Please see Appendix B for more information on acreage of forest types, and sawlog production. The potential for forest production and annual forest income is great in Van Buren County. One obstacle is the negative view most people have of forest management. Forest management includes thinning and replacing ·trees to provide for optimum growth, and optimum production of marketable trees, while enhancing the recreational and aesthetic value of the woodlot. The U.S. Department of Agriculture feels that if more people understood forest management, woodlots would improve. By recognizing woodlots as productive resources of economic value, owners would be less likely to destroy woodlots to plant other marketable crops. Another cause for the transformation of woodlots to other uses is the current method o'! land taxation in Michigan. "Taxation in Michigan is based on the land's potential for development. This valuation is generally made on the basis of current sale values of comparable propert~rs rather than on the productive potential of the land in its current use." In a developing area such as Van Buren County, this type of · taxation discourages the retention of land in commercial forest use or any agricultural use. Trees in an urban environment are exposed to more difficult growing conditions than trees in a natural environment. They are surrounded with large areas of concrete, and receive heavy doses of chemicals through runoff. Urban forestry specialists are available through the DNR or the Cooperative Extension Service to assist a town or village in the establishment of municipal forestry plans and tree ordinances. These specialists will 3llso provide individuals with guidance about tree selection and maintenance. WILDLIFE The shallow glaciated lakes and marshes of the st. Joseph River Basin and the Paw Paw River Basin in Van Buren county are important waterfowl breeding habitats. The wooded wetlands along the basin's lakes, streams, and rivers are 29 30 Sauk Trails RC&D Area Plan, 1977. , Van Buren County Natural Resources and Opportunities fo~ Action, preparP-d by U.S. Department of Agriculture, Soil Conservation Service, Economic Research Service, and U.S. Forest Service, in cooperation with Van Buren County Soil Conservation District, March, 1985. 31 32 Sauk Trails RC&D Area Plan, 1977. Sauk Trails RC&D Area Plan, 1977. 43 �. • used heavily by all types of ildlife. The U.S. Fish and ~ildlife Service . recognizes tne national importance of these wetlands for waterfowl production by assigning a high priority to future acquisitions in the area. It has already purchased one Waterfowl Production Area in Porter Township, van Buren county. The U. s. Fish and Wildlife Service has many conservation easements in the county. Presently, conservation easements encompass 353.95 acres. These important wetlands range from temporarily flood~~ to permanently inundated marshes. Some of the more common species of wildlife include pheasant, bobwhite, quail, ruffed grouse, woodcock, various species of waterfowl and song birds, deer, raccoons, squirrels, and rabbits. Fox, mink, raccoon, and muskrat are important fur-bearing species in the area. FIGURE III.B. The number and acreage of woodlots, brushlands, and wetlands determines the amount, type, and variety of wildlife present. BENEFITS OF TREES There is some land available for public hunting in Van Buren County. Some of these areas include the Keeler Game Area, Keeler Township, 390 acres; Three Rivers State Game Area, Porter Township, 140 acres. Other wildlife preserves include the Martha Mott Preserve, Almena Township; Haltmark Preserve, Columbia Township; Van Buren State Park, Covert Township, and various state-owned properties around the county. Wildlife has greatly diminished in recent years, along with wetlands, forests, and brushlands. Demand for additional residential, commercia-:i. , industrial, and transportation development, and corresponding damage to wetlands and forests are major factors that can damage present wildlife resources. AIR Air pollution has been a public concern since thE industrial revolution began. We know that the "greenhouse effect" is caused by an abundance of carbon dioxide (among other gases) caused by automobile exhaust and industries burning oil and coal. Losses of forest, wetland, and other natural vegetative cover aggravate this problem. Federal and state governments have enacted Clean Air 33 Action. Van Buren County Natural Resources and Opportunities for �Acts to help alleviate air pollution caused industry, automobiles, and other sources. 45 by �Acid Rain ~ ulphur and nitrogen oxides in the air, which precipitate as acid rain, are among the major air pollutants that we are aware of today. Human act~vities account for about 9.0% of the air pollution that causes acid rain. our industries use coal, oil, and ores that emit sulphur and nitrogen when processed. Automobile emissions also contribute to total pollutants. When these chemicals mix in the air, they create dangerous new compounds such as sulfuric and nitric acids. Acid rain-causing pollutants are carried by prevailing winds. In Michigan, the prevailing winds move east and north toward Canada. Thus, the pollutants originating from industries in Michigan create acid rain in Canada and New England. Michigan also receives acid rain originating in the midwest and western states. The damage caused by acid rain is now recognized throughout the U.S. , Canada, and Europe. It continues to damage lakes, f crests, agricultural productivity, natural food chains, and numerous historical monuments worldwide. National clean air legislation regulates ·emissions of new industries, power plants, and cars. However, controls have not been required on many older industrial plants that create a large portion of all sulphur dioxide emissions in the United states. Greenhouse Effect • Scientists know that the greenhouse effect (global warming) is beginning to affect our atmosphere. Each year, human activities discharge 5.5 million tons 'of carbon dioxide into the Earth's atmosphere. Approximately half of this carbon dioxide is absorbed by forests and oceans. As fo~tsts are reduced, their important ability to absorb carbon dioxide is lost. Carbon dioxide then remains in the atmosphere, creating an insulating layer that holds in more of the Earth's warmth. The atmosphere's me~p temperature could rise as much as eight degrees during the next 60 years. If so, weather patterns will change dramatically, causing profound shifts in growing seasons everywhere. For these reasons, efforts to retain healthy forest cover, wetlands, and other natural vegetation, as described above, are doubly important. 34 "It's Time to Stop Acid Rain," Environment Ontario, Bradley, Minister. 35 Jim Ibid. . . . Gardening, . . An' nie Proulx, "Our Vanishing Forests," Organic March, 1989. 36E 37 "The Maj or Threats to the Earth's Environment," Time. 46 �ENERGY "Michigan communities have a dismal track record in terms -of energy planning and energy efficient design. Some communities included energy planning as an element in their comprehensive plan, particularly those adopted in the early 1980 's when energy conservation was a concern. But energy planning, in combination with land use p1ianning, zoning, and site plan review is virtually non-existent in the state." Energy conservation is a major concern today because the supply of nonrenewable resources is limited. The cost of fuel rises constantly, as does U.S. dependence upon foreign countries that provide that fuel. Energy conservation is an issue that can and should be addressed locally. The Michigan Planner, Summer, 1983, stated: "At the local level, planners are in a unique position to promote and execute programs that encourage the use of solar and conservation technologies. Through such initiatives, communities can improve their ability to weather energy price i~~reases, while at the same time help to create an improved economic climate." SOLID WASTE Existing System Historically, solid waste collection and disposal in Van Buren County has remained in the private sector. In 1973, there were 15 identified landfill "dump" operations in use by private haulers and citizens with direct use of municipally owned landfills. As new state and federal laws were implemente to protect the environment, most of thestr, landfills were closed or became: • transfer station/ dumpster site locations. Today, private haulers take garbage to landfills outside Van Buren County. Orchard Hills Landfill in Watervliet, 4~errien County, receives approximately 85 to 95% of Van Buren County waste. If this landfill were to close or refuse out-of-county waste, Van Buren County haulers would be farced to transfer waste much further away, increasing waste disposal costs considerably. Public officials and private citizens alike are concerned and have begun to take a hard look at solid waste issues that plague the county, state, nation and the world. Landfilling has been the predominant method of disposal in Michigan, and our "throwaway" mentality makes us even more dependent on landfills. We now see that cheap and easy waste disposal is a myth. Precious 38 "Energy Planning March, 1989. 39 in Michigan," Planning ~ Zoning News, "Conservation and Solar Energy," Michigan Planner, Summer, 1983. 40 41 Proposed Van Buren County Solid Waste Plan, 1989. Ibid. 47 �groundwater has been contaminated, and nobody wants a landfill nearby. ecessary design restrictions make landfills very expensive. Today's ·Alternatives The county must create a solid waste plan according to policies set forth by the state. The State of Michigan Solid Waste Policy promotes reduction, reuse, composting, recycling, and incineration, with resource recovery and limited use of landfills. Following is an explanation of these solid waste techniques as described in the state's Solid Waste Policy. waste reduction (source reduction) is a philosophy or practice that results in creating or generating less waste • • Reuse is using a product again, either for its originally intended purpose or another purpose, without changing its original form. • Composting is the natural decomposition of organic matter, such as leaves, grass clippings, garden waste and small brush, into a material called humus. • Recycling is separation, collection, and processing of materials that would otherwise become solid waste, for conversion into raw materials or new products. • Incineration with energy recovery, or waste-to-energy, involves the incineration of solid waste at high temperatures under controlled conditions, with use of the energy released. It is a capital- intensive technology, best used where there are large volumes ~f waste available (to provide economies of scale). • Landfilling involves dumping waste into a hole in the grouna. The landfill may or may not be lined; mechanisms may be needed to allow gases to escape, or to capture contaminated water that may leach out. The state Solid Waste Policy puts forth particular goals to be reached by suggesting that a certain percentage of the waste stream be directed into each technology. Each of the above solid waste technologies may be controversial. Each has advantages and disadvantages, and certain technologies may be more suitable for one municipality than another, depending upon available resources. Education is considered by some to be the most important step in the solid waste planning process. In order to make intelligent educated decisions about whether, when, how, and where any of the alternatives should be used, people must understand the implications each will have. Environmental, economic, social, and political implications will need to be thoroughly investigated. All the alternatives must be assessed with environmental quality in mind. Many changes have taken place in the p~st ten years with regard to markets for recycled materials. Many current expansions--and others to come--were not taken into consideration in the state's Solid Waste Plan. The county need not set goals &=cording to state goals, but rather according to the resources available in Van Buren County. The county can likely redirect much more than 25% of the waste stream through recycling, and should act acco~dingly. 48 �The county should dedicate itself to managing solid waste by appropriating time, money, and staff, just as for any other human service. Each municipality should also be willing to cooperate and work together to help solve the solid· waste problem. ~ FIGURE III.C. MUNICIPAL SOLID WASTE STREAM Glass 8.4 Food Westes 8.9 Misc. lnorganics 1.8 " Rubber end Leather 2.8 Textiles 2.0 Wood 4.1 Yard Wastes 20.1 Source: Frz.nklin A.ssociz.tet, ,~86. 49 �• RECOMMENDATIONS rlater Accelerate improvement of the quality of groundwater, lakes, and streams. Provide a residential density overlay map. Protect existing private well water quality. Implement a residential well permit system through the Van Buren County Public Health Department. use careful planning for the location and number of wells, implementation of the "most intensive safe use" theory. and allow for Whenever making a land use or zoning decision, utilize the Geologic Information systems (GIS) and the "most intensive safe use" theory. Modify zoning ordinances to comply with the findings of the GIS system and the "most intensive safe use" theory. Include evaluation of stormwater run-off in all site plan reviews. Require well testing for private and public citizens through the Van Buren County Public Health Department. A9sncourage government cooperation to develop public water and sewer systems throughout the highest population growth areas. Guide future growth into areas where utilities exist. Include in the solid waste plan a provision for penalties to those individuals and businesses that illegally dump wastes, and provide incentives to businesses and households for proper waste disposal. Cooperate with other agencies to monitor water quality changes, information on preserving water quality to the public. Integrate water management governmental levels. responsibilities more and provide effectively at all Establish a coordinator to monitor groundwater. Educate people about groundwater concerns. Insure high q ,::ality water for the future. Soils Utilize the Geologic Information system (GIS) offered at the Cooperative Extension Service in each local government and county agency's site plan review. 50 �Encourage local permitters and county agencies to include the "most intensive safe use" theory in every permit approval process. Adopt development restrictions to reduce soil erosion and enforce the Soil Erosion and Sedimentation Control Act (PA 347 of 1972). Encourage the Soil Erosion development regulations. Control Division to implement and enforce Use the van Buren county Soil Survey for information and planning in areas that are best suited to develop. Wetlands Monitor and discourage development in or near wetlands in violation of the Inland Lakes and Streams Act (PA 346 of 1972), the Great Lakes Submerged Lands Act (PA 247 of 1955), PA 346, PA 247, the Flood Plain Control Act, the Dam Construction Approval Act, and the Goemaere-Anderson Wetland Protection Act. (See appendix c.) Floodplains Require developers to work with the topography to accommodate and preserve the natural floodplain to avoid future flooding problems. Adopt floodplain ordinances and take part in the National Floodplain insurance programs (set Appendix A). Forests Protect natural forest lands and require more tree plantings. Implement protection measures for our forest resources. Promote forest conservation measures. Work with various educational entities to expand Forest Management and tree planting educational programs. Promote tax incentive programs for forest land. Through Economic Development entities, encourage locating new forest product markets to make it easier for landowners to realize a profit from managed forests and woodlot s . Pro~ect prime forest lands from development into other uses. Encourage the preservation of natural vegetation during development. Wildlife 51 �Continue preservation efforts to benefit wildlife, ,e:tiality of life. as well as tourism and Seek zoning ordinances that keep new development to a minimum in wildlife areas, and direct new development into already-developed areas. Air carefully assess the impact of new and proposed developments that generate pollution from either the development itself or from increased automobile activity, to avoid ozone and air pollution problems. Encourage state and federal legislation to decrease harmful impacts to air and water quality. environmental Energy Use solar energy and other alternatives to conserve traditional nonrenewable resources. Build bike paths and wider road shoulders to encourage bicycle use. • Establish zoning ordinances to allow rooftop solar collectors, earth-sheltered housing, and conservative lot line development in all residential districts • Establish zoning ordinances structures. to allow commercial development in mixed use -- .. Locate high density residential development along major transit routes. Locate high density residential and mixed uses in and around Central Business Districts. Solid Waste Continue regional Solid Waste Planning. Promote reduction, reuse, and recycling. Protect high quality ground and surface waters through solid waste programming and education. Through Economic Development entities, attract industries that would increase market potential for recycling and composting. Attract businesses with environmentally sound solid waste practices. Implement a comprehensive solid waste disposal plan that will provide safe, cost-effective, environmentally-sound and convenient soli~ waste -disposal facilities and practices. 52 �Develop incentives to discou~age illegal dumping of trash and oil or other potentially hazardous wastes by private individuals and businesses on public and private lands. Provide intensive educational programs and incentives to promote the solid waste disposal plan. Adopt anti-burn ordinances of leaves and waste, and promote the use of compost programs. 53 �LAND USE �LAND USE Land Use policies are made with a simple goal in mind. Land use policies and resulting practices attempt to encourage land use that provides citizens the highest quality of llfe, easy access to community services, and a pleasant and organized environment, while_ retaining the county's precious and productive natural resources. Quality of life is a concept being discussed all over the nation. Thus far, Van Buren County has retained an excellent quality of life. The large number of non-residents who vacation in Van Buren county provide testimony to our quality of life. Quality of life is one of Van Buren County's greatest assets, and should be preserved. Land use policies are one way of ensuring the preservation of the county's quality of life. Following is an inventory of county land use and recommendations for future use. Throughout this portion of the Comprehensive Plan quality of life will be considered top priority. · LAND USE SURVEY • The land use survey is an inventory that classifies similar land uses into groups, such as residential, commercial, agricultural, and so on. The purpose of the survey is to establish current, accurate data on the amount, location, and use of land in the county. Figure IV.A. is a land use inventory and land use .projection developed by the Southwestern Michigan Regional Planning Commission (SMRPC) in 1977. This inventory was created by interpreting actual aerial photographs. These figures do not necessarily relate to land that may be zoned for particular land use within the cities and townships. This is especially true for land zoned commercial, industrial, and residential. The projections may not be entirely accurate, the projections for forest lands and wetlands especially seem much higher than what is actually present. According to the Soil Conservation Service, many wetlands have been filled or drained over the past ten years, and forested areas have been clearcut. This will lower considerably the land use projection for forest land and wetlands in 2000. It is useful to compare land use in Van Buren County with the state, region, and neighboring counties as shown in Table IV.A. 56 �I Figure III.A. Change in Land Use 1977...:2000 Percentage Wellands -,~ Commercial l\.grlculture Transportallon Residential Open Space forest Land. Induslrlal :~~~~L Water -p~ 0 10 40 Land Use 30 20 Year S0urce: Soulllwesl Michigan Commlsslon 1977 ~2000 50 60 70 �Agriculture and forest take up most of the land in all areas. The entire Southwest Michigan region tends to be similar in its use of land. The only • xception is urban land use in B~rrien County, which is much higher than in Cass and Van Buren Counties. Forested land figures also stand out. The state percentage of forest land is twice that of Southwest Michigan. TABLE IV.A. PERCENT LAND USE 1979 CASS VAN BUREN REGION* BERRIEN Total Acres 37,267,240 1,090,560 373,760 323,200 393,600 1.8 98.2 0.7 99.3 2.9 97.1 2.0 98.0 26.5 60.5 18.7 58.2 5.2 0.5 10.6 22.1 65.6 58.4 6.9 6.1 MICHIGAN USE Inland Water Land Surface 2.4 97.6 Forest Agriculture Transportation Recreation Urban Other 52.0 32.7 3.2 1.7 3.0 7.4 4.2 0.5 5.0 3.3 3.4 1.1 1.7 25.8 3.9 0.1 2.4 9.3 Source: County and Regional Fact Book, 1979, Michigan State University, East Lansing. *Region represents the tri-county area including Berrien, Cass, and Van Buren. • Agricultural Priree farmland is one of several important farmland types defined by the U.S. Department of Agriculture. It is of major importance in meeting the nation's short- and long-range needs for food and fiber. Because the supply of high quality farmland is limited, the USDA recognizes that responsible levels of government, as well as individuals, should encourage and facilitate the wise 42 use of our nation's prime farmland. About 130,000 acres in Van Buren County, or nearly 43 33 percent. of the total acreage, meets soil requirements for prime farmland. About 120,000 acres of this prime farmland is used for crops. These crops account for an estimated two-thirds of the county's total agricultural income each year. The crops grown on agricultural lands include many varieties of fruits, vegetables, and field crops. Michigan ranks second in the nation among fruitproducing states, and Van Buren County ranks second in the state among 11 fruit-producing counties. Van Buren County is the leader in plums, prunes, and blueberr~es, and also has high yields of apples, apricots, and pears. Van Buren County also leads the state in production of cucumbers, pickles, and cantaloupe. 42 Soil Survey of Van Buren County, United States Department of Agriculture and Soil Conservation Service, 1986, pg. 42. 43 b 'd LL, pg. 42. 58 �Farmland Preservation A recent trend i:1 land use in some parts of· the county has been the loss of~ prime farmland to industrial and residential uses. The loss of prime farmland to other uses puts pressure on marginal lands, which generally are more erodible, draught prone, less productive, and less easily cultivated. The Farmland and Open Space Preservation Act (Public Act 116) attempts to protect farmland from development into other uses. It reduces . conversion of farmland and open space into more intensive uses. Through the development rights agreement, the owner relinquishes his/her right to develop the property, in exchange for tax credits for from 10 to 99 years. The Act has become somewhat controversial because it greatly limits all types of development. Residential Recent residential development has been concentrated in particular areas of the county. Recent surveys of building permits issued reflect the areas of greatest development. Table IV.B. shows the following townships had over 15 permits issued in 1985: Almena, Antwerp, Columbia, Pine Grove. and Waverly. In 1988 these areas had over 20 permits issued: Almena, Antwerp, tl c-~mingdale, Columbia, Geneva, Hartford, Paw Paw, South Haven, and Waverly townships, and the Villages of Mattawan and Decatur. These growth concentrations are located along the I-94 and M-43 corridors. 59 �TABLE IV.B. PRIVATE DWELLING UNITS AUTHORIZED BY GOVERNMENTAL UNITS VAN BuREN COUNTY . 1970-1989 • TOWNSHIPS ALMENA ANTWERP ARLINGTON BANGOR BLOOMINGDALE COLUMBIA COVERT DECATUR GENEVA HAMILTON HARTFORD KEELER LAWRENCE PAW PAW PINE GROVE PORTER SOUTH HAVEN WAVERLY , 1970 1975 1980 1985 1989 1990 19 20 31 42 34 40 . 5 9 9 3 10 12 6 3 4 56 21 28 8 1 13 16 10 1 1 6 6 13 5 0 19 28 37 5 5 17 58 11 6 9 · 2 18 5 7 7 14 3 8 13 32 15 10 6 8 4 9 15 8 21 25 9 11 40 4 21 13 11 29 10 22 30 3 ' 6 9 4 1 13 11 11 24 34 3 VILLAGES . :- : DECATUR LAWRENCE LAWTON MATTAWAN PAW PAW 11 5 0 3 3 0 1. 3 1 1 17 25 31 4 1 25 9 1 36 2 28 14 28 33 0 0 33 48 0 2 81 1 1. 14 3 24 7 1 1.7 CITIES BANGOR HARTFORD GOBLES SOUTH HAVEN Source: 0 1. 1. 31. 5 55 1 1990 U.S. Census and Community Development Dept. 60 �Commercial Commercial development has occurred concurrent with residential development i~~ the county, mainly along primary transportation routes. It has emerged in both cluster and strip patterns. Commercial development has not grown as quickly as residential, however, because of the proximity of two major regional retail centers. The Kalamazoo/Portage retail center is44 supported by four to ten percent more people than the immediate population. Many of those supporters are Van Buren County residents. If the population continues to expand in Van Buren County, the service industry will likely develop, regardless of the proximity of the regional shopping centers. Industrial Industrial development has occurred mainly in the county's Industrial Parks, and in existing industry expansion. Industrial parks are located in the cities of Bangor and South Haven. As mentioned in the Economic Profile, industrial growth is important to the economy and livelihood of the county. Thus, industrial development · and expansion is encouraged and assisted at the county and local levels. The types of industries attracted, and their location, must be addressed at the local level to create an orderly, attractive, and appropriate use of industrial land. Recreational As population grows and urban areas increase, the county is satisfy demands for various p'J.blic facilities such as schools, stations, and so forth. As a result, vast acres of potential other recreation resources continue to disappear, being usurpeci uses as residential, commercial, and industrial development. attempting t s~reets, fire park land and ,, · by such urban "If steps are not taken to preserve land for recreation use in Van Buren County, the prime recreation land will undoubtedly be lost to other land uses. This is especially critical in Van Buren County since public recreation facilities are scarce. The county has a great number of water resources that are critical elements in park development. It will be desirable for the county to establ\g;h recreation areas adjacent to water resources as much as is feasible." 44 Hotel/Conference Center Feasibility Study. Developro~nt, City of Portage, July, 1987. . Recrea t.1.on Plan for Van Buren Countv Michigan, Vilican-Leman Associates, Inc., 1973. 45 & Department of 61 �• • �The Recreation Plan of 1973 set forth short and long range goals. Among those goals, the plan provides a range of ► facilities to satisfy the recreation needs"1 of the various population age groups, (school age, labor :orce, and retirement age). The plan capitalizes on the county's potential in terms of natural resources such as water, wooded areas, and cultural and historic sites that could also have the effect of drawing more tourism dollars into the county. The plan also seeks to preserve historic areas for their cultural value, and protect wildlife habitat areas from pollution and other factors that may alter the ecological balance. The plan points out a number of options and particular sites that would be best suited for recreational development. Recreation standards adopted by the National Recreation Association provide a basis for recreation goals for a county. The standard states that the county should have 15 recreational acres (privately or publicly owned) per 1,000 residents. In 1973, Van Buren County appears to have been in line, having approximately 2,700 acres in private and private-nonprofit campgrounds alone. However, a healthy mix of recreational uses is also recommended. Uses can include golfing, swimming beaches, boating, canoeing, picnicking, organized games areas, and natural areas, (used for camping, hiking, bridle paths, scenic drives, and nature study). Aside from Van Buren State Park, (200 acres), and the county Fairgrounds, the state and the county owned little recreational land in Van Buren County in 1973. Some progress has been made in development of recreational facilities since then. In 1973, the report states that there were only two golf courses in the county; today there are six. The Kal-Haven Trail provides a park facility for bridle paths, hiking, bicycling, cross country skiing, and snowmobiling. Many local governments have parks within their boundaries that are used fo festivals, baseball, picnics, and organized games. The county also has fivL riding stables, two cross country courses, six charter fishing boats, three gocart amusement parks, and numerous museums, art galleries, and flea markets. The amount of county owned land for recreation use is still limited, however. GROWTH MANAGEMENT Some townships are experiencing fast, or soon to become fast, residential growth. The growth is fueled by a preference for open space, by relatively lower taxes, and by a desire to escape from unattractive city amenities. One term used to describe this process is "urban sprawl." The authors of Planning and Zoning News warn of the dangers of urban sprawl by stating that "the value placed on low density living has consistently outweighed environmental prot 7c~ion,~ resource preservation, energy, and efficiency in service prov1s1on." The results of urban sprawl are high municipal service costs, ~nd high public expenditures as state and local governments strive to service widespread populations. In response to urban sprawl, local governments are focusing on growth management as a technique to direct and guide growth rather than react to it. Growth management utilizes a number of tools to channel growth harmoniously into desirable places. 46 Pl anning . ~ . Zoning News, February, 1989, pg. 9. 63 �• Growth management can be implemented through the following methods: state and federal funding assistance - county review of local development as mandated by law - an official map - local assistance and outreach - land acguisi tion - tax and fee systems - land use controls - public facility improvements - policy assessment tools Appendix D will explain these methods further. When growth management programs are in place, the local community should benefit greatly. RECOMMENDATIONS Agricultural Identify, conserve, and enhance rural resources with unique recreation, scenic, or historic value. Strengthen rural zoning categories to preserve prime agricultural properties and environmentally sensitive areas, and to limit urban sprawl. Allow higher density in residential areas. • cooperate with the tourism organizations to promote the ag-tourism industry. Residential Guide residential development through the use of the Geological Information System (GIS), the County Soil survey, zoning ordinances, and through a residential density overlay plan. Direct residential growth toward those areas t~at have existing or ·planned expansion of municipal services such as water, sewer, fire, and ambulance protection. Promote cluster development subdivision regulations. and incorporate cluster development into Industrial Give high priority to the preservation of quali~y of life, na ~ural resources, agricultural resources, and air and water quality when attracting or assisting new industries. In mixed use zoning, encourage the use of buffer zones. Locate i:r;dustrial growth in areas of existing or planned infrastructure system~ and road improvements. 64 �Commercial Zone for convenient business locations in existing and future activity centers. Give high priority to environmental quality and neighborr.ood integrity :when providing for commercial growth. Promote commercial growth as an integral part of economic development. Coordinate commercial development with other land uses by limiting the scale of growth and the development location. Direct commercial development to areas with existing utilities, other amenities. roads, and Limit spot commercial development. Recreational Conserve open space and green space. Provide for a wide range of recreational activities, buffers between land uses, and preservation of wildlife habitats. Promote preservation of floodplains, wetlands, and other environmentally sensitive land areas in order to prevent flooding, soil erosion, sedimentatio and other negative impacts. Investigate ways, such as cooperation with public and non-public groups, to provide open space or recreational areas for residents and tourists. Give high priority to recreational space and open space in the preservatior. of quality of life, tourism, and cultural and historic character. Growth Management Provide education on Growth Management techniques along with basic plan~ins principles. Use the Geological Information system (GIS), land use overlay 1:1aps , and other information pertaining to the "most intensive safe use" theory \;nen making lanA use decisions. Provide information and support to enhance planning efforts . 65 �FACILITIES • �FACILITIES ollowing is a description of_ the administrative, health, social, and infrastructure -facilities within the county. Each has its own unique ·set of problems and need for money. As state and federal funding shrinks annually, these facilities must seek new, creative avenues to funding. The county recommends increased cooperation and communication among agencies to make the most of the limited funds available. The county also recommends a focus on prevention of problems as a means to save money in the future. These measures, along with economic development to increase county revenue, should be the focus of all agencies throughout the county. ADMINISTRATION/BOARD OF COMMISSIONERS In recent years, Van Buren County has increased its capabilities and taken steps towards excellence. In 1988, a Van Buren county Administrator was hired. The Administrator, in cooperation with the Board of Commissioners, runs the county as a business, in order to keep the budget in the black and maintain its level of service to citizens. The goals of the Board of Commissioners reflect the direction the county is going today. Following is a list of priorities identified by the Board of Commissioners: · 1. To positively affect the quality of life of the county's citizens by personally taking part on a multitude of sub-boards. One example is the recently-formed Human Resources . Coordinating Council, and the future possibility of an intergovernmental council of governments. • 2. To create a work environment in which all departments, and individuals employed by the county, can reach their fullest potential, and in which the greatest public participation is fostered. In addressing this issue, the county has recognized the need for adequate and pleasant work space, which will in turn increase the effectiveness of each department. 3. To improve its financial soundness by completing: A. A Five-Year Financial Plan to insure adequate financial health in order to maintain and expand the county's level of services; B. A Capital Improvements Plan that attempts to maintain the county's physical plant and create a professional image for the county; c. Actions to maximize reimbursement of state and federal monies. 4. To improve the efficiency of the county Government by converting from manual to automated office operations and training appropriate county employees for utilization of new office technology. Also, a Tax Automation system has recently been implemented to increase the efficiency and effectiveness of the local township assessors. 5. To improve communications and cooperation between the County Commission and employees, elected officials, Townships, municipalities, and adjacent county Boards of Commissioners . • Among the services that expanded in the last two years is the Public Health Department, which has satellite offices in the new Human Services Building on 68 �Hazen Street in Paw Paw. The new building includes 25,505 square feet of space and provides citizens with a more ?ppealing Health Department facili7y. To better utilize Public Transportation resou.::::-ces, contracts will be ar.::::-anged with-'?"\ other agencies in the county in need of transport services for their clients.,_ The communication system has been expanded over the past year, and a new tax automation system has been implemented to make the assessors more efficient and effective. A new DSS building will provide 36,760 square feet of new space and more effective services in the Department of Social Services. HOSPITAI.S There are two hospitals in the county. Lakeview Hospital, located in Paw Paw, and South Haven Community Hospital in South Haven. Lakeview Lakeview Hospital serves approximately 14,000 emergency patients and 1,500 inpatients, and approximately 26,000 outpatient visits annually. The hospital houses a 15-bed psychiatric unit, and owns a nursing home in Lawton which houses 125 people and has a constant waiting list. In addition, the hospital serves community by providing outpatient surgery, EKG s.ervices, X-ray services, obstetrics, and community education services such as healthful cooking classes, living with diabetes training, and CPR training. the The total annual budget for the hospital is approximately $17 million. It employs approximately 300 people. Funding comes primarily through patient fees; a tax district authority provides a mere four-tenths of one mill. South Haven Community ~- South Haven Community Hospital is an acute care hospital licensed for 82 inpatient beds and providing an increasing amount of emergency, out-patient and diagnostic testing. In 1990, South Haven Community Hospital had over 2,000 inpatient admissions, over 12,000 emergency cases, delivered 382 babies, and provided over 36,000 out-patient services. A full spectrum of diagnostic services is available including mammography, CT scans, MR scans, nuclear medicine studies, ultrasound, EEG, EKG, stress testing, echocardiography, cardiac fluoroscopy and vascular studies. South Haven Community Hospital provides a medical/surgical floor, pediatric services, obstetric services including birthing room facilities, a critical care.unit, physical therapy, inpatient and out patient surgery, a~d emergenc~ services. South Haven Community Hospital is one of the major operational budget is approximately $12, ooo, 000 Hospital they serve a designated portion cf Van They receive 0.4 mill for operations from their approximately $145,000. employers of the area; their per year. As an Authority Buren and Allegan Counties. service area, resulting in Concerns at these and other hospitals stem from high malpractice awards and corresponding hospi7.al insurance premiums. Michigan's rates are higher than some 48 other states. Compared to Indiana, Michigan's insurance rates for an obstetrician are three times higher. Another financial burden on hospitals ~ that Medicare and Medicaid reimbursement policies do r.ot cover the actual co 69 �of services: this problem becomes progressively worse each year. While inflation has risen in recent years by 27%, Medicare reimbursement rates have . ncreased by only 14%. COUNTY DRAINS There are 504 drains in Van areas that need drainage in purposes. The County Drain of 1956, as amended and has statute defines a drain as: Buren County. The county includes many low-lying order to be used for farming or other development Commissioner acts under Act 40 of the Public Acts jurisdiction over all drains in the county. State "that which shall include the main stream or trunk and all tributaries or branches on any creek or river, and watercourse or ditch, either open or closed, any covered drain, any sanitary or any combined sanitary and storm sewer or storm or conduit composed of tile, brick, concrete, or other material, any structures or mechanical devices that will properly purify the flow of such drain, any pumping equipment necessary to assist or relieve the flow of such drains, and any levee, dike, barrier, or a combination of any or all of same construction, or proposed to be constructed, for the .purpose of drainage or for the purification of the flow of such drains, but shall not include any dam and flowage rights used in connection therewith which is used for the· generation of power by a public utility subject to regulation by the public service commission." There are two types of drains as des~ribed by the drain commission. There are ~ open ditches, and tiled, or closed drains. A distinction is also made between . rains within the county, called intra-county drains, and drains shared with neighboring counties, cal led inter-county drains. Activities When a need exists for improvements or new drains, a petition must be made by residents or by the Board of Determination for work costing over $2,500. Any improvements costing under $2,500 do not require public notice, and do not need approval except by the Drain Commissioner. The process leading to a new drain or an improvement to a drain is a lengthy one. It includes: petition by residents or by the Board of Determination; announcement to property owners and title contract holders; announcement of hearing posted; release of right-of-way by property owners; notice of assessmen~s; review of apportionments; receipt of bids; letting of contracts; and assessments to tax bills. The County Drain Department often comes in contact with the County Road Commission, the Soil Erosion Control Department, and the Department of Natural Resources, because their functions often overlap. The DNR is responsible for all natural watercourses and wetlands; DNR approval is required for certain changes to drains established after 1972. The County Road Commission is responsible for the upkeep of the primary road system, which often crosses county drains. Soil Erosion Control is responsible for keeping erosion from occurring whe~ever construction occurs. • Funding 70 �New drains or improvements are financed through shared assessments by the property owners, the Township, and the county. In an inter-county drain, the cost is shared among the Counties involved. The county provides a revolving • loan fund for paying for improvements before they are put on the tax rolls. Monies used from this fund are always reimbursed when the assessments are paid. Needs A maintenance program should include the purchase of ~guipment ~nd hiring of a drain crew to maintain the drains on a continuous basis. This wc:.uld greatly · improve the life of drains and would probably save money in the long run, since fewer new drains would have to be built. Another improv ~ment would be state payment for a fair share of improvements made on state-owned land. COUNTY ROAD COMMISSION Until 1930, townships controlled and maintained all roads within their boundaries. After 1930, each Township made recommendations to designate roads as either primary or local. Local roads were to be kept under Township responsibility for major improvements, while the newly·· formed County Road Commission would provide maintenance. Primary roads were pu~ under the jurisdiction of the County Road Commission, which was responsible for both maintenance and major improvements. Activities The County Road Commission is required by law to maintain the· safety of road<; under its jurisdiction, and is held liable for safe~~ problems. Maintaining the safety of the roads includes many act i v ities throughout ~he ye:ar. Some activities include repairing holes, resurfacing, grading, snow plowi:1g, mowing, tree trimming, and spraying. The Road Commission also provides se::vices other than pavement maintenance. They record the number of accidents throughout the county; keep an inventory of each road sign and its condition; make routine traffic counts; and time intersection delay periods. The Road Commission works with the county Drain office, the Soil Erosion Control department, the Land Description office, and Cooperative Extension Service to accomplish these activities. Funding Van Buren County ranks fifth in the state in the amount o~ funds returned to local townships. There are five major funding sources f0 r the County Road Commission. • State Act 51; the Michigan Transportati6n Fund is provided by a tax on gasoline which is collected by the state. These funds can be used only for maintenance purposes. • A county-wide assessment of one mill (which amounts to about $750,000 per year) is used for local improvements, except for $100,000 which is put into a fund for bridge improvements. 71 �• The federal government provides an allotment of funds that can only be used for roads designated as part of the Federal Highway System (such as Red Arrow Highway). The Road C~mmission must make formal plans and keep extensive records in order to receive these funds. Townships provide• a match of funds whenever improvements are made to roads within the Township boundaries. Road improvements made within the Township are determined each spring by the Township Supervisor, the County Road Superintendent, and the assistant Highway Engineer. • The county can apply to the state for special grants if it meets ·particular· qualifications. Van Buren County applied for an Economic Development grant for road improvements to CR 681 in 1989 and 1990. If granted, the funding would allow the county to upgrade CR 681 to an all-season road which could accommodate large trucks and therefore enhance economic development in the county. Needs Improvements to the County Road Commission include improved public relations, and an improved ability to respond to complaints and requests, and to keep the public better informed in order to avoid conflicts. These improvements will be made very soon as a new computer system is being installed which will allow staff to keep better records, and to work more efficiently. One problem for the county Road Commission is the rapid growth in the number of liability cases. This trend in litigation has caused Road Commission insurance rates to skyrocket, reducing funds available for road improvements • • One obstacle that could hinder the efficiency of the Road Commission is a bill now before Congress. It would allow Townships to choose whether to once again take control of and maintain their own roads, and therefore to receive state and federal funding that otherwise would have gone to the county Road Commission. If this bill passes, and some Townships choose to take control of roads, the cost effectiveness of county-wide road improvements would decrease significantly. COOPERATIVE EXTENSION SERVICE The Cooperative Extension Service is a part of a national network of extension services based in each of the 50 state land-grant universities. In Michigan, the Cooperative Extension ·service is bas-ed at Michigan state University in Lansing. The purpose of the Cooperative Extension is to provide an educational network of information, research, science, and technology to businesses, government, and individuals. It cooperates with fed•·: ral, state, and local governments by sharing resources and expertise. The CES is unique in that it is · able to address both national, state, and local issues because of its close link with all levels of government. Activities 72 �In Michigan, the CES has offices located in every county. It provides five main se:::::-vices in 4-H, home economics, public information, natu~al resources, and public policy. Through experts located in each office and at Michigan State University, information on a wide variety of topics is available both to citizens and government. Publications are available on topics such as agriculture, state and local government, human development, gardening, forestry, disease control in plants and animals, small business, computers, and community development. ~ The extension director of each county determines his or her own goals and objectives for that branch extension service. This allows each agency to be distinctive by addressing problems unique to its community. One of the main objectives of the Director in Van Buren County is the transfer of programs and technology to existing programs. Another objective of the extension service is to coordinate activities between agencies in order to make them more efficient and more productive. Funding The Cooperative Extension Service is funded through federal, state and local dollars. The federal government provides about 11% of funds, while the county provides approximately 25%. The remainder of funding comes from the state of Michigan through Michigan State University. Needs The Cooperative Extension Service will continue to provide as many services as possible with available funding. If, in the future, more funding becomes available, CES will be able to provide more services to the · community, an~ expand on those presently provided. · DEPARTMENT OF SOCIAL SERVICES Activities The Department of Social Services (DSS) is the conduit for many state and federal grants. The agency provides services for people with low income and others in need. Its many programs include financial support and health care services to families and individuals in the form of aid to dependent children, food stamps, medical assistance, general assistance payments, and migrant services. In addition, emergency services are provided to those who have v e rified emergencies, but are ineligible for assistance through other programs. f: ome spe.cialized social services include community placement for children, adoption services, children's protective services employment services, adults in independent living services, Indian outreach, and volunteer services. As seen in Table II.I. of the Economic Profile section of this document, the number of welfare recipients in Van Buren county is high compared to similar counties. (As a reflection of the positive state-wide economic environment over the past few years, the number of needy has dropped two percent.) The Department of Social Services attributes the high rate of poverty in the county to the lack of jobs, low level of e c.'! .. ::ation, and the rural location that keeps residents from getting to areas wher~ jobs exist. Every month, 4,000 to s,o~ 73 �needy people come through the doors of the DSS. . . n the summer months. _ This number increases to 8,000 The Department of Social Services prides itself on its ability to address both the symptoms of poverty and the prevention of problems related to poverty. One of the programs it Has focused on is called "MOST." The goal of the program is to help public assistance recipients obtain self-support status and reduce their dependency on welfare. Individuals receive aid in obtaining employment through job placement, vocational training, community work experience, and structured search programs. In fact, all able-bodied men and women are required to take part in this program. As a result of employment, the public assistance cases of 1,756 MOST participants wey closed or reduced. Annualized savings to the DSS are estimated at $260,425. Needs Public transportation is especially important in a rural area such as Van Buren County, and is badly needed by the poor and disabled. In order for the DSS to provide its services, the people must have reliable transportation. Housing needs also must be addressed more thoroughly in the county. A minimwn housing code emphasizing health and safety standards is needed throughout the county. This would keep the county from paying for substandard housing improvements through social programs. The county dedicated a new building in the fall of 1990 to house the Department of Social Services. This building is anticipated to provide accommodations for the DSS for the next 50 years • • PUBLIC HEALTH DEPARTMENT The Van Buren County Public Health Department is comprised of four divisions: Health Services, Dental Services, Substance Abuse, and Environmental Health. Activities Personal Health Services division activities include public health nursing, communicable disease control, chronic disease care, high risk maternal and child health care, nursing home patient evaluation, home health care, and an Early Periodic Screening Diagnosis and Treatment Program (EPSDT) providing health screening for Medicaid recipients under 21 years of age. Family Planning and Prenatal Care also is provided by the Personal Health Services. The Substance Abuse Division provides screening, education, and counseling to help clients who abuse drugs and/or alcohol to become drug free. The Dental Division offers a wide range of services to county residents. Their main goal is to intercept children's early dental problems while they are more economically manageable. 47 Annual Report, Services, 1988. Van Buren 74 c~unty Department of Social �The Environmental Health Division provides food service sanitation inspections, issues permits for public water and sewer systems, inspects campgrounds and mobile home parks, provides soil evaluations, investigates housing regulations,#'"' inspects DSS programs, and provides radiological health defenses. Coordination The Public Health Department coordinates activities with the Department of social services, the Mental Health Department, Cooperative Extension Service, Kalamazoo Visiting Nurses, Bronson Hospital, and other regional and local hospitals. currently, they are working directly with the school systems to address the teenage pregnancy crisis. At-Risk Youth Programs are a result their coordination with other agencies such as the Sheriff Department. Interagency agreements are in place with health departments in other counties such as Cass and Berrien. Funding The county provides approximately 24% of revenues for the Public Health Department. Federal and state grants provide approximately 29%, and the other 47% is derived from other contracts, fees, and collections. Needs Van Buren County is a relatively poor county in comparison to other counties in the state. Because it is poor, more people need services. In the past five years, the budget of Public Health has nearly doubled and so have services provided. Wnile other health departments in the region are having a crisis* the Van Buren Health Department is holding its own due i:.o sound fisca:I: management and a strong commitment from the County Board of Commissioners. Future programs will focus on teenage pregnancy, prenatal care for low ir1;ome families, drug and alcohol abuse, and improved community outreach and interaction. There is also an urgent need to work more with local anc regional hospitals to achieve these goals. Continued county growth has made the need for a residential well permitting system apparent to the Environmental Health Division. A permitting system would allow the Department to track the number and quality of wells and to monitor them for particular contaminants. MENTAL HEALTH Activities The Van Buren County Mental Heal th Department has sites in South Haven, Arlington Township, Hartford, and Paw Paw. Services include prevention services, outreach programs, and clinic-based care services. Prevention services toward adolescents; Department of Social Specialist Services; and mentally ill. include a School Based Prevention Project directed Family Enhancement Project ( in conj unction with the Services); Migrant Services Project; criminal J·ustice and In-Home Services for the developmentally disabl75 �• Outreach programs include Elder Services Nursing Horne Project; Developmentally Disabled Resp~te Care Program; and Drop-In Centers. Clinic-based care programs are Outpatient Therapy; Partial Day Services for mentally- ill anp developmentally-disabled persons, Emergency Services for people in crisis; Residential Services (group homes); and Psychiatric Services. Funding ,:~;.\ t Mental Health Department funding is broken down as follows: state Departme.nt'. , of Mental Health, 59%; grants and contracts, 10%; reimbursements, 24%; .and~; local funds, 7%. The total budget for FY '87-88 was $5,951,251. The agency° continues to seek grant monies to bring additional resources to the county. As these become available, more income is needed locally 48to provide match monies, involvement, and support for grant-funded projects. Needs • As stated earlier, the Department of Mental Health could use more local funding as match for grant funds. In the future, state and federal funding is predicted to decrease. This puts pressure on the department to focus its efforts on the most pressing problem: cases of mental illness. As a result, less emphasis is placed on prevention. In reality, when attention is placed on prevention, money will be saved 20 years later. The immediate needs of the Department are the replacement or rehabilitation of their site near Bangor, and the continuance of an effective public transit service . VANCASCAP - COMMUNITY ACTION AGENCY VanCasCap stands for Van Buren, Cass County Community Action Program. Altho~gh the Community Action Program has been in existence for 25 years, Vanca~¢ap itself was founded in 1982 as a nonprofit corporation to address community needs in Cass and Van Buren Counties. The main focus of VanCasCap is to provide emergency help to low- and moderate-income people in the form of food, shelter, utilities, and transportation. Activities Programs offered through VancasCap include: Weatherization: efficient; home improvement measures to make a home more energy Senior Horne Repair: contracts w~th Area Agency on Aging to help with minor home repair for senior citizen homeowners. Domestic Violence: prevention classes. Commodities: 48 counseling, crisis intervention, transportation, ::.:a.n_d distribution of U.S. surplus food. Annual Report, Van Buren Mental Health Services, 1987-88. 76 �Gleaning: distribution of various foods from local producers of items such as fresh vegetables, fruits, and baked goods. _ T' FEMA: Federal emergency help for providing utilities, rent or mortgage, or emergency shelter. Medical Transportation: prescriptions. transportation to doctor appointments or to buy outreach: help in completing applications and tax returns or obtaining citizenship, assistance at hearings, and so forth. WIC Program: providing nutritional food to women who are pregnant or breast feeding, and infants up to five years old. Funding VanCasCap has a staff of 19 people and is funded through federal and state grants and contracts with other agencies such as DepartTilent of Social Services and the Area Agency on Aging. In previous years they have also received funding from the three counties they serve. Recently VanCasCap received a Neighborhood Builders Alliance grant. With this grant, VanCasCap will be able to provide help in rehabilitating low- and moderate-income housin~ and rebuilding neighborhoods. The agency is also involved in a pilot program to help low-income people acquire homes. Needs ti' The immediate needs for the county are for more subsidized housing, low income housing, and senior citizen homes, and better public transportation. The _ implementation of a county-wide housing code would provide health and safety standards not currently in place. PUBLIC TRANSIT With cu~rent fixed costs of 47%, the Public Transit system in Van Buren County is having financial difficulties. The level of federal and state subsidies is limited, and county subs .dies will not likely be increased. However, the possibility of increasing the number of contracts with other agencies within the service delivery area will greatly improve the financial stability of the Public Transit System. The county realizes the vital need for public transport in rural area~, and is looking at all options to expand the Public Transit System and maka it financially sound. 77 �TRANSPORTATION ~ ighways Van Buren County is located conveniently between Detroit and Chicago on Interstate 94. This . major transportation route bisects the county, providing an east/west corridor and interchanges to the communities of Mattawan, Paw Paw, Decatur, Lawrence, and Hartford. Interstate Highway 196 also crosses the ;..' county, forming a north/south corridor. This highway traverses western Van Buren county connecting South Haven with Interstate 94 and Grand Rapids. . Four major state trunk lines also pass through the county. Route M-4 3 connects south Haven and Bangor with Kalamazoo; M-4 O connects Gobles, Paw Paw, and Lawton with Allegan and Holland to the north, and South Bend-Elkhart to the south; Route M-51 links I-94 to Decatur and Niles; while Route M-140 connects covert with I-196 and I-94. Complementing these thoroughfares, the county also has a good system of primary roads serving most industrial areas. All-season roads are needed in many areas throughout the county where industries might be able to locate. Air Service Van Buren County is located approximately 20 miles west of the Kalamazoo-Battle Creek International Airport. This major regional airport is served by several commercial airlines and has freight service available. Other airfields providing commercial services to county residents include the Michiana Area Regional Airport in South Bend, Indiana, approximately 40 miles south of Van Buren County, and Ross Air Field in Benton Harbor. These facilities also have . aintenance and storage services for smaller private aircraft. The South Haven area is served by the South Haven Municipal Airport, a general utility facility. The City of Dowagiac Airport, located 10 miles south of the county, is also a general utility facility. Rail Facilities Decatur, Lawton, and Mattawan are served by the Penn-Central (Conrail) Railroad. This line connects the county with direct rail service to Chicago and Detroit. The Chesapeake and Ohio Railroad also serves the county. The CS&X System Chicago-Detroit runs north and south and crosses through both Hartford c:.nd Bangor. Spurs of this line serve Lawrence and Paw Paw to the east. Rail passenger depots are located in nearby Niles and Kalamazoo, with stops in Decatur and Bangor. From an economic development standpoint, the county would be best served by preserving this rail transport. 78 ..,_ �tr. 0 >i ..., '-' ~ - -...... (j') (j') r t:D ~ >- ~ ~ ::, 0 u t Ll L ::, a :: ~ > "d r D :.n __, '-' D 0 ~ ";.-c 0 ·C; > ,_.. �Water Transport And Port Facilities . ordering Lake Michigan, Van Bure~ County bas direct access to the Great Lakes, Mississippi River, and the St. Lawrence Seaway. A large commercial port i~ Benton Harbor-st. Joseph is located 10 miles from the county. South Haven offers a commercial •fishing port as well as a major pleasure craft harbor. Public Transportation Public transportation is provide~ to all county residents by Van Buren County Transportation, a county-wide, demand-response service. Special work trip runs can be scheduled. Two major line-haul bus companies also serve the county. Indian Trails, in connection with Greyhound, provides services to Chicago, Kalamazoo, South Bend, and Grand Rapids. Trucking Van Buren County is served by all major trucking firms. Recent deregulation of the trucking industry has effectively lowered almost all rates in the county. INDUSTRIAL PARKS The opportunities for new or expanding industry locating in Van Buren County are virtually unlimited. The county is conveniently situated along the I-94 corridor between Chicago and Detroit. Suitable building sites are available throughout the county, many having installed municipal utilities. In 4ti?articular, the Bangor State-Certified Industrial Park and the South Haven Industrial Parks provide excellent location and amenities for ·new and expanding industry. The county also has a business incubator facility in South Haven and another is anticipated. EDUCATION Van Buren County has a centrally-located Vocational Technological Center offering 23 vocational programs to high school juniors and seniors. The VoTech center's primary goals are occupational training and career development services to area youth and adults. This training and assistance is designed to meet the needs of area employers. There are also many two- and four-year degree schools nearby. The four-year schools within a thirty-mile radius are Western Michigan University and Kalamazoo College in Kalamazoo, and Hope College and Western Theological Seminary in Holland. The two year schools are Kalamazoo Valley Community co.:..lege, Lake Michigan College, and Southwestern Michigan College. Specialized degree schocls include Bronson Methodist School of Nursing, Borgess Medical Center, Andrews University, and Davenport College. HEALTH AND S~FETY . Into the 1990's, health and safety will become important issues. In Van Buren County, a county-wide 911 system has been implemented to provide citizens with 80 �central dispatch of police and medical assistance. Due to the county's rural nature, the Sheriff's Department serves as the central 911 dispatch. Van Buren county has also taken a proactive step in dealing ·with drug and juvenile._ delinquency problems by implementing a county-wide Drug and Juvenile Task Force. van Buren county also receives medical services from the two hospitals mentioned earlier--one in south Haven and the other in Paw Paw. Major medical services are also provided by direct air-linkage with two major hospitals in nearby Kalamazoo. RECOMMENDATIONS continue coordination of the 9-1-1 system throughout the =ounty. Encourage county-wide cooperation of the Drug and Juvenile Delinquency Task Forces. Encourage cooperation and coordination of medical services between the two incounty hospitals and other area hospitals to ensure medical services on all levels. 81 �I APPENDIXES • • �APPENDIX A THE NATIONAL FLOOD INSURANCE PROGRAM ~ copy of National Flood Insurance- Program guidelines is available through the Land & Water Management Division of the Michigan Department of Natural Resources. Write or• call: Bruce Menerey MDNR Land & Water Management P.O. Box 30028 Lansing, MI 48909 (517) 335-3181 Participation by a community in the National Flood Insuranc-e Program is premised upon the adoption of floodplain management regulations. The adoption of more detailed regulations occurs during the two phases of the program-emergency and regular--through a four-step process. Emergency Phase When a community initiates participation in the National Flood Insurance Program, it enters the emergency phase. At the point of entry into the Program, a Flood Hazard Boundary Map (FHBM) may have been prepared by the Federal Insurance Administration. If a Flood Hazard Boundary Map has not been prepared, the Federal Insurance Administration will initiate a study of the community and prepare a FHBM if flood hazard areas are found. Subsidized insurance is available to property owners in the participating community from • ..he point of entry into the program, even if the Federal Insurance Administration has not completed a Flood Hazard Boundary Map~ overall, a community typically will be involved in a four-step process in which the Federal Insurance Administration will provide increasingl.y detailed floodplain information. The community will be expected to adopt correspondingly detailed floodplain management regulations. The federal regulations describing the transmittal of floodplain management regulations are set forth in the Federal Register, Vol. 41, No. 207, October 26, 1976. The two steps comprising the emergency phase are summarized as follows: 1. Absence of FIA Floodplain Data - At this point, a community, through its application to participate in the Program, has indicated the presence of flood hazards. The community must designate an agency or official responsible for the Program in the community to use available floodplain information to implement a permit system which will enable a community to determine whether proposed development will be in flood-prc-ne areas, and to impose basic requirements designed to minimize flood damage. (See Federal Register, October 26, 1976, section 1909.22bl, page 4673, and section 1910.3a, page 46976.) 2. Presence of Flood Hazard Boundarv Map - The Federal Insurance Administration will provide to a community a Flood Hazard Boundary Map designating areas of special flood hazard (A zones). Upon receipt of this map, the community • must incorporate additional management regulations relating to mobile homes and the elevation of structures above flood levels. In some situations, 84 �communities may enter the Program at this point. If this is the case, the management requirements for both · steps 1 and 2 must be met. (See Fe ~eral ~ Register, October 26, 1976, section 1910.3b, page 46976.) Regular Phase As funds become available, · the Federal Insurance Administration will begin detailed engineering studies to define the flood hazard areas on the basis of hydraulic calculations. These studies will define the limits of the 100-year floodplain, and will divide the floodplain into zones reflecting the risk of flooding. The risk zones are used as the basis for determining insurance premiums. upon completion of the studies, a community will receive a copy of t~e study and a Flood Insurance Rate Map (FIRM). With receipt of this doc:.1mentation, a community enters the regular phase of the National Flood Insur:,nce Program, provided appropriate management regulations have been adopt ~d. (NOTE: communities without specific flood hazard areas, but which ar~ experiencing flood problems, may participate in the Program. A flood insurance study is not prepared for such communities.) This phase is characterized by two further steps which require adoption of additional management regulations: 1. Presence of Flood Insurance Rate Map - Upon receipt Study and Flood Insurance Rate Map, a community management regulations relating to the elevation structures, and the · placement of ~obile homes. October 26, 1976, section 1910.3c, page 46977.) 2. of the Flood Insurance must adopt additional and flood-proofing of ( See Federal Register. Designati9n of the Regulatory Floodway - At the time of transm~tting tht Flood Insurance Rate Map, the Federal Insuranc~ Administration may provide information designatin;· the regulatory floodway. This information may also be provided at a later date. The map displaying this information is called a Flood Boundary Floodway Map (FBFWM). Of course, a community expe riencing lake flooding may not have a floodway. In either case, the Federal Insurance Administration, in cooperation with the participati; ;. community, will designate a regulatory floodway. Upon designation, ~anagement regulations relating to the types of development permitted in tl':.:.;.; portion of the floodplain must be added to the local ordinance. (£. ~e Federal Register, October 26, 1976, section 1910.3d, page 46977.) In addition to the minimUill regulatory requirements a community must embody in its ordinances for purpose of floodplain management, tb? Federal Register also prescribes procedures relating to participation in the i:.:ogran: , acceptable data on which to base management decisions, record keeping responsibilities, changes in floodplain boundaries, planning considerations and review proc-..,dures. A few of the more noteworthy requirements arA summarized below. Howeve,_· , communities participating in the Program shou:: d. become intimately fa J.;;i l -..~r with the requirements as prin~ed in the Federa : Register. 1. The floodplain management regulations must be legally enfcrceable, apply to both public and private land, and take precedence over less restrictive laws, ordinances or rules. (See Federal Register, October 26, 1976, section 1910.lb, page 46975.) 85 �2. • The management criteria set forth in the Federal Register are minimum standards. A community may adopt more stringent regulations. (See Federal Register, Octcber 26, 1976, section 1910.ld, page 46975.) 3. Communities must adopt appropriate management regulations within six months of receiving the ,floodplain data from the Fede~al Insurance Administration. (See Federal Register, October 26, 1976, section 1910.2a, page 46975.) 4. The floodplain management regulations must be based upon the most recent floodplain studies provided by the Federal Insurance Administration. In the absence of FIA studies, other available floodplain information may be used. (See Federal Register, October 26, 1976, section 1910.2h, page 46975, and section 1910.3, page 46976.) 5. Upon receipt of floodplain data from the Federal Insurance Administration, the community must inform the appropriate state and area-wide clearinghouse that it must adopt management regulations within six months. The clearinghouses are encouraged to assist communities. (See Federal Register, October 26, 1976, section 1910.26, page 46981.) 6. The development of comprehensive management plans for flood-prone areas is encouraged and considerations to be included in such plans are specified. (See Federal Register, October 26, 1976, section 1910.22, page 46980.) 7. Inter-jurisdictional cooperation in the adoption and implementation of floodplain management regulations is encouraged. (See Federal Register, October 26, 1976, section 1910.26, page 46981.) ·· The National Flood Insurance Program· also provides subsidized insurance for property against loss caused by flood hazard. Management regulations meeting the requirements set forth in the Federal Register must be adopted by a community to maintain Program participation. (See Federal Register, October 26, 1976, section 1910.5, page 46978.) It should be noted that the Program does not cover structure loss caused by the gradual erosion of lakeshore banks or bluffs. The erosion and subsequent loss must be related to the occurrence of a flood. This portion of the Program is currently under review by the Federal Insurance Administration and may be altered in the future. -- Department of Natural Resources Involvement The Department of Natural Resources, Water Management Division, has been designated the State Coordinating Agency for the National Flood Insurance Program. The Division is available to answer questions related to Michigan's floodplain law, and the National Flood Insurance Program, and can provide limited technical assistance and review. In addition, the Division of Land Resource Programs within the DNR provides technical planning and zoning ass~stance to communities in Michigan. This Division will be available to ass i st communities in resolving problems encountered in the development of floodplain management regulations . • 86 �APPENDIX B FOREST TYPES A,ND SAWLOG PRODUCTION FOREST ACREAGE 1980 FOREST TYPE ACREAGE {1 1 000) Oak - Hickory Elm - Ash - Soft Maple Maple - Birch Aspen Exotic (e.g. Christmas trees) 102,000 Total acres Source: 1980. 13.7 25.3 58.2 2.2 2.6 Timber Resource of Michigan, Southern Peninsula, USDA Forest Service, Of the 102,000 acres of 30,500 acres are 35,500 acres are 36,000 acres are forest in Van Buren County; saw timber; pole timber; sapling and seedling. SAWLOG PRODUCTION 1984 SPECIES PRODUCTION (1000 BOARD FEET) 50 Beech Yellow Birch Cottonwood Elm Hickory Hard Maple Soft Ma:t: lf: Red Oak White Oak Walnut Other Hardwoods Source: \l 1 30 34 61 254 461 2,103 577 31 323 Sauk Trails, Recreation, Conservation 87 & Development Area, 1989. �APPEh'DIX C STATE WATER- AND LAND-RELATED REGULATIONS Flood Plain Control Act (1929 P.A. 245 as amended by Act 167 of P.A. 1968) Purpose: • To control encroachments in floodway for flows including a 1% probability. Requirement: For all occupations or alternations including bridges and culvert construction, fills and stream modifications. Pennits: Land and Water regulations. Management Division; possible local Subdivision Control Act (1967 P.A. 288) • Purpose: To require that each lot in an approved subdivision have access and ensure that the building site is not flood prone. Approvals: Land and Water Management Division, DNR; Departments of Transportation, Health & Treasury; follow local regulations. Dam Construction Approval Act (1963 P-.A. 184, as amended) Purpose: To ensure that an impoundment will not have significant adverse effect on fish, wildlife, or recreational values, or infringe on public rights in the waters of the state. Requirements: Retention or detention basin impounding more than five acres, or with hydraulic head more than five feet; professional engineer to prepare plans. Pennit: Land and Water Management local/county regulations. 88 Division, DNR; possible �Great Lakes Submerged Lands Act (1955 P.A. 2~7, as amended) Requirement: Permits required for all filling, dredging and permanent ~ structures (docks, piers, piling, etc.) lying below the Ordinary High Water Mark, and all upland channels extending landward of the O.H.W.M. of the Great Lakes. Permit: Land and Water Management Division (Submerged Lands Management Unit) ; Corps of Engineers, Detroit District Engineers Office; local/county regulations. Inland Lakes and Streams Act (1972 P.A. 346, as amended) Purpose: To regulate all construction, excavation and commercial marina operation on the State's inland waters. In passing upon an application, the Department shall consider the possible effect of the proposed action upon the inland lake or stream and upon waters from which or into which its waters flow and th~ uses of all such waters, including uses for recreation, fish and wildlife, aesthetics, local government, agriculture, commerce and industry . Requirement: A permit is necessary to: a. dredge or fill bottomland b. construct, enlarge, extend, remove, or place a structure on bottomland c. erect, mainta i n: or operate a marina d. create, enlarge, or diminish an inland lake or stream e. structurally interfere with the natural flow of ai,~ inland lake or stream f. construct, dredge, commence, extend, or enlarge an artificial canal, ditch, lagoon, pen~ , lake, or similar waterways in which the purpose is ultimately connection with an existing inland lake or stream, or where any part of the artificial waterway is located within 500 feet of the Ordinary High Water Mark of an existing inland lake or stream g. connect any natural or artificially constructed waterway, canal, channel, ditch, lagoon, pond, lake or similar body of water with an existing inland lake or stream for navigation or any other purpose. Pennit: Land and Water Management Division, DNR. 89 �Goemaere-Anderson Wetland Protection Act (1979 P.A. 203) • Purpose: To provide for· the preservation, management, protection and use of wetlands Requirements: 'Except as otherwise provided for by this Act, a person shall not: a. deposit or permit the placing of fill in wetland b. dredge, remove, or permit the removal of soil or minerals from a wetland c. construct, operate or maintain any use or development in wetland d. drain surface water from a wetland. Note: The Land and Water Management Division shall determine that a parcel of land is under the jurisdiction of the Wetland Act. Permit: Land and Water Management Engineers, Detroit District regulations. Division, DNR; Corps of Engineer's Office: local Shorelands Protection and Management Act (Act No. 245 of P.A. 1970) Purpose: • To protect designated environmental areas, flood risk areas and high risk erosion areas that may be damaged by various land use activitiBs along the Great Lakes shoreline • ·, Requirement: Designated Environmental Area: dredging, filling, grading, or other alterations of the soil alteration of natural drainage, but not including the reasonable care and maintenance of established drainage improvement works or maintenance of established drainage alteration of vegetation utilized by fish or wildlife, or involving an identified colonial bird nesting area placenent of permanent structures farmins of land is allowed without a permit if artificial draining, pumping, diking, dredging or filling are not used. DesigDated Flood Risk Area: Any new permanent structure on a parcel of land of which any portion is designated. Designated High Risk Erosion Area: The erection, installation or moving of a permanent structure on a parcel of land of which any portion is des i.gnated. • Pennit: Land and Water Management Division, DNR . 90 �Soil Erosion and Sedimentation Control Act (Act No 347 of P.A. 1972, as amended by Act 197, PU.blic Acts of 1974) C'\ Purpose: To provide for the control of soil erosion and to protect ~ the waters of the state from sedimentation. Requirement: An earth change disturbing one acre or more of land, or if the earth change is within 500 feet of a lake or stream of this state. Pennit: Local/county regulations. 91 �APPENDIX D GROWTH MANAGEMENT . In the past few years a relatively new term has echoed among planners and local government officials: growth management. By definition, growth management means the effort by city and county governments to achieve a more compact pattern of future development in accordance with a comprehensive land use plan for the community. We have seen what occurs when there is no growth management in a community. Some of the negative effects of growth that can be curtailed through growth management are: 1. 2. 3. 4. 5. 6. 7. 8. 9. • • Depletion of prime agricultural lands The loss of aesthetically pleasing open space and greenbel t s High cost of providing municipal services to sprawling development. Some of the costs of sprawling development are: a. sewer & water b. police, fire, ambulance, health facilities c. costs involved in solid waste collection d. costs of fuel for commuters and public transportation e. cost of providing new roads Loss or degradation of urban activity centers Loss of natural resources such as those found in wetlands, environmentally sensitive areas, wooded areas, and so forth. Pollution of groundwater by the emergence of multiple private sewer systems. Loss of a sense of community or a sense of place. Loss of cultural and historical characteristics. The deterioration of urban centers in which millions of dollars of infrastructure investment go unused . 92 �• APPENDIX E VAN BUREN COUNTY MAPS • �Vlili BUREN COJNTI LAKES AND 'PONDS - - .y·. f, . .. · sv , '. ...o - . o· ·0 ... I -.. ~ 1 · : >-. . : . .·... . ,. : . . . . G . :-o· ·□ · ,<:>: . 4 ti . ~· , • • ·.... \ .; 0 -: . ~. . · ~ ·P ~ ......... {?. Van Buren County Cooperative Extension Service 1991 • • ':';p_ ·_. ._ ~L,r • !' - Cl I r ., • t:l . ,. {) ��)1'ELLING UNITS/SQ. - LEGEND 0 0 - 23 UN!TS '-4 UNITS l4S UN:TS ~2'- - = I:::::= .> Ei=i"'!l- idl Ut-:ITS tv1ILE, VAN BUREN, 1991 �V/.J\ BUREN COUNTY DRAINS c.. _, .- ..... ti I I I , / ,,.. _, . SOURCE , ( 0 Van Bure~ County Coope=acive Extension Service ---- :.::.:·~ p::l_~ ~- 1991 �V/,J\ BUR.EN COUNn· STATE HIGH~AYS AND INTERCHANGES □ Q r I -------_y ~ I SOURCE Van Buren County Cooperative Extension Service 1991 l � 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 Van-Buren-County_Comprehensive-Plan_1992 Creator An entity primarily responsible for making the resource Van Buren County Community Development Department Van Buren County Planning Commission, Van Buren County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1992-01 Title A name given to the resource Van Buren County Comprehensive Plan Description An account of the resource The Van Buren County Comprehensive Plan was prepared by the Van Buren Community Development Department and the Van Buren County Planning Commission in January 1992. Subject The topic of the resource Comprehensive plan publications Van Buren 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/ebe1d1724dcaf68972ed5564037a5f70.pdf c0f6eb13ccd5c5e35579658c2e16c808 PDF Text Text oG{ rowns(ij,J-(a{C �TOWNSHIP PLANNING COMMISSION ROBERT WAGNITZ, CHAIRMAN Hon MORTON, VICE-CHAIRMAN RICHARD SCHUMACHER JAMES SVEJCARA RICHARD McGRAW JOSEPH LYONS TOWNSHIP BOARD OF TRUSTEES ROYCE D. HYDE, SUPERVISOR BETHANY HAMMOND, CLERK MARGARET MELVILLE, TREASURER HAROLD J, HILL RICHARD F. SCHUMACHER �TYRONE TOWNSHIP MASTER PLAN Prepared For: TYRONE TOWNSHIP PLANNING COMMISSION By: LIVINGSTON COUNTY PLANNING DEPARTMENT 820 East Grand River Avenue Howell, Michigan 48843 The Tyrone Township Master Plan was adopted by the Tyrone Township Planning Corrnnission of June 11, 1985. �• • • • • • •· • TABLE OF CONTENTS Page LIST OF MAPS ..........•...•..•.•..........•.•.....•..••..................... iii LIST OF TABLES ..•..•.................•...••.........•......••.••............ iii PREFACE ......•.•..........•........••....•.....•......•.....•.•............. ; V INTRODUCTION................................................................ , What is a Master Pl an?................................................. • Why Does Tyrone Township Need a Master Pl an?........................... , What is the Relationship Between a Master Plan and a Zoning Ordinance?. , Future Directions in Land Use Planning ...............•................. 1 1 1 3 4 GOALS AND OBJECTIVES........................................................ 5 BASIS OF THE PLANNING APPROACH •.......•...•........•••••................•... • Soils Suitability Analysis............................................. 8 9 LAND , • • • • USE POLICIES ..•......••........•••.....•.........•........•.•.......... Rural Residential Districts .............•....•••.....•................. Suburban Residential District .•...•.•.•.•.•••.•.••.•....••............. Residential District ..........••....•....•...•........•.••..•....•..... Commercial District ...•.................•....•...•....•.•..•.••........ Industrial District ..••.......••.....••.....••••.•...........•......... 15 15 16 17 18 19 MANAGEMENT AND DESIGN POLICIES .........•........•........••..•..•.••........ • Topography ............................................................. • Vegetation .....•.....•......•..•......•......•.......••.....•.......... , Floodplains, Wetlands, Drainage Swales ........••.•......•......•....... 21 21 21 22 , I n1and Lakes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 • Streams and Creeks ...•.............•••........•.•...................... •Agriculture ............................................................ • Residential ............................................................ , Residential Recreation and Open Space •....•....•.•...•.......•......... 23 24 25 26 • Con1111erci a1 Use ••••... .•••••....•.•••••....•••••••••..••..•.•..•.•.•.... 26 • Industrial ............................................................. , Transportation Facilities .....•...••.•.•.....•..••••.•....••........... , Water Supply and Wastewater Disposal •.......•....•.••....•..•.......... 1 Socia 1 Sys terns. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 28 30 30 FUTURE LAND USE IN TYRONE TOWNSHIP .....•..•....•..•..•.•...•••.........••... 32 , Future Land Use Map ...•••.................••..••••.•.................•. 32 -i- �COMMUNITY INVENTORY/PROFILE .........................•....................... 38 Natura 1 Sys terns .......................................................... 38 1 1 1 Topography ........................................................ . 38 1 Wetlands ............................................................ 45 Soils .............................................................. 42 Vegeta.tion ......................................................... 44 t Rivers, Streams and Drains ....•.................................... 46 1 Lakes .•.......•.. .....•............................................ 48 Community Systems ........................................................ 51 1 t 1 Agriculture ........................................................ 51 Resident i a1 •••.••••••••.•••••••••••••••••••••••••••••••••••••••.••• 55 Commercial ........................................................ . 56 t Industrial ......................•.................................. 57 • Vacant ............•.................•••............................ 57 , Public/Government Facilities and Services .........................• 58 t Transportation Facilities .......................................... 60 • Recreation Facilities •............................................. 67 • Building Activities ................................................ 70 t Rezoning Activities ................................................ 71 • Water Supply ....................................................... 71 , Wastewater Management ......•......................•................ 74 • Solid Waste Management ........••................................... 76 Socia 1 Systems ........................................................... 77 • Historic Perspective ...........•.•................................. 77 t Population Characteristics - 1980 Census Profile ................... 78 t Housing Characteristics - 1980 Census Profile ...................... 84 t Population Forecasts ............................•.................. 85 BIBLIOGRAPHY . ...••..•••.•.•.•.•....•.•..••••...••.••....•.•........•.....•.• 93 APPENDIX A- "Chapter 3: The Terrain Evaluation Map 11 (Reprinted from An Environmental Review System for Livingston County) B - The Glacial Formation of the Livinston Count Reprinted in its entirety C- 1980 Census Tables for Tyrone Township - Population D- 1980 Census Tables for Tyrone Township - Housing E - Suitability Criteria for Overlays -ii- �LIST OF MAPS • 1 COMPOSITE MAP A.................................................. 12 2 COMPOSITE MAP B.................................................. 13 3 COMPOSITE MAP C.................................................. 14 4 ROAD RIGHT-OF-WAY INVENTORY ...................................... 29 5 FUTURE LAND USE MAP .............................................. 33 6 LAND ELEVATION IN TYRONE TOWNSHIP ................................ 39 7 EXISTING LAND USE ................................................ 52 8 SCHOOL DISTRICTS ................................................. 61 9 TRAFFIC COUNTS .........................•......................... 64 10 TRAFFIC ACCIDENTS ................................................ 65 11 PUBLIC RECREATION FACILITIES IN SOUTHEAST MICHIGAN ....•.......... 68 12 PUBLIC RECREATION AREAS IN LIVINGSTON COUNTY ..................... 69 13 AMENDMENTS TO ZONING MAP, 1973 - 1984 ............................ 73 14 ANALYSIS ZONES - 1980 POPULATION AND HOUSEHOLD FIGURES ........... 91 15 ANALYSIS ZONES - POPULATION AND HOUSEHOLD FIGURES THROUGH 2005 ... 91 LIST OF TABLES Table 1 SUITABILITIES FOR LAND USE-RELATED ACTIVITIES .................... 10 2 SOILS CHARACTERISTICS ............................................ 43 3 LAKES OF 5 ACRES OF MORE IN AREA ................................. 48 4 LAND USE IN ACRES ................................................ 53 5 BUILDING ACTIVITY, 1973 - 1984 ................................... 72 6 REZONING ACTIVITY, 1973 - 1984 ................................... 72 7 SMALL AREA FORECAST VERSION 84 ................................... 88 -iii- �PREFACE A community's character stems from a number of factors. The specific factors which comprise this character, and the relative weight of their influence, change over time. Initially, the natural features which comprise the community landscape - such things as topography, vegetation, soils, watercourses, etc. - provide the greatest influence. They dictate the types of land use which will occur, whether the community establishes a strong agricultural tradition or instead develops a recreation orientation. Eventually, the influence of natural features diminishes as community residents assert a stronger influence over what the area is and what it will become. Such factors as location within the region, proximity of other communities, the character of adjacent communities, become increasingly important. In time, the character of the community comes to reflect that of its residents - who they are, where they came from and where they wish their community to go. This Master Plan reflects an effort by Tyrone Township officials to direct the growth of their community. It is a statement about what they wish their community to become. The decision to prepare a Master Plan stemmed from the belief that it was important to base land development decisions on a firm understanding of both the community's character and the impact which such development would have upon the community's resources. The process of preparing the plan was cumulative. First, a thorough analysis of the community - both its residents and its resources - was performed. At the same time a set of goals and objectives for the community was adopted. Then, utilizing the acquired base of information, a set of policies was developed to achieve the goals and objectives. Finally, the Master Plan document was assembled, including a recommended Future Land Use Map. The Master Plan documents each of these efforts. For example, a Community Profile/Inventory, which details the characteristics of the natural, community, and social systems of the township is included. The methodologies used in the analyses also are discussed; pertinent background sources are included in the Appendices. Quite naturally, the adopted goals and objectives and resulting regulatory policies comprise the essential part of the Master Plan. The reason for including all of this within the document is significant. It is intended that the Master Plan serve as a decision-making tool for local officials. The successful utilization of this Plan is not predicated upon its ability to predict future events. Instead, the Plan enables local officials to measure new development proposals against a set of regulatory guidelines or policies. -iv- �INTRODUCTION The Tyrone Township Planning Commission has prepared a Master Plan for the Township. This introductory section is intended to provide an understanding of why a community becomes involved in land use planning. Listed below are answers to some of the questions commonly asked when a community undertakes preparation of a Master Plan. • What is a Master Plan? A Master Plan is the Tyrone Township Planning Commission's recommendation for the physical development of the Township. It includes the allocation of land for various uses and purposes, the identification of desirable and necessary levels of public services, and recommendation of implementation techniques. State law requires all townships with planning commissions to adopt a master land use plan. Thus, it represents an opportunity for the community to decide the extent and direction of growth and development in the future. A Master Plan is based on a statement of local goals and objectives for orderly future growth in the community. These, in turn, are examined in relation to the adopted planning goals and objectives of other local units of government, the county, and regional planning agencies to insure compatibility with these jurisdictions as well. One of the main concerns of a Master Plan is the relationship of various land uses to one another and to the projected population estimates of the community in the future. These factors help to indicate the community's future need for homes, shopping facilities, public service facilities, industrial establishments, recreation, and agricultural areas to serve its residents. Existing uses and misuses of land are identified as are land use trends. In addition, a Master Plan is also concerned with the preservation of natural resources such as woodlands and flood plain areas. From this analysis policies can be developed for guiding future land use. These are illustrated on a map reflecting general types of land use. Finally, alternative programs and proposals are examined for implementing these policies along with time frames and guidelines to insure rational and intelligent implementation. In short, a Master Plan is a statement of the community's long range plans for its future direction and development. The plan acts as a guide for development to assure that the character, shape and size of the community in years to come reflects the desires of the community residents, and that land uses be properly located within the community in the most cost-efficient, service-effective manner possible. 1 Why Does Tyrone Township Need a Master Plan? Tyrone Township needs a Master Plan as do all communities that wish to insure the desired shape and character of the future community. A Master Plan is particularly essential as a rural community begins to -1- �feel the suburban and urban growth and development pressures mentioned above which are likely to increase in years to come. A Master Plan can allow a community to guide and direct the growth which is presently occurring, while at the same time retaining the desired rural and small town character of the community. Without a Master Plan, growth is likely to ~ccur in a haphazard, irrational manner, endangering the preservation of prime agricultural lands, exploiting environmentally sensitive lands, and encouraging the unwanted extensions of sewerage and water facilities. With a Master Plan growth would be permitted where it would not adversely affect prime agricultural land or lead to the destruction of unique natural, scenic or historic resources. Costly service extensions would be avoided as future service needs are planned and developed in a more efficient manner. The following statement by Lawrence W. Libby is illustrative of the conflicts and concerns which arise as land use patterns change. It makes very clear the need for adequate controls and strategies to cope with alternative demands for the use of limited land resources. In recent years, a new set of variables has begun to influence the rate of farm land conversion in areas much like Tyrone Township. Before, most of the factors were internal to agriculture, thus part of the farm operation. The new variables are external to the usual decisions on how a farmer uses his land. These external, economic conditions often minimize the forces over which the farmer feels he has some control. Obviously, the two sets of variables are not distinct. They indicate the same phenomenon--decreased demand for land in farming and increased demand for "open" 1and for other uses, both made possible by advances in farm production technology. In the past, a farmer could achieve effective land use with sensible farm planning. As external economics become more important, broader planning is needed to encompass the relevant forces affecting land use in rural areas. While we do have decreased land requirements in farming and increased demand for other uses, there is no assurance they will match up. The best farm land often turns out to be best for other uses as well. Without great detail on the nature of the non-farm forces involved, a few of the results may be noted: 1. Trend Toward Country Living. The trend in the United States today is toward rural or suburban living. Large population increases are coming to the open country side. Some large, and not so large, cities are literally "drying up" downtown. Industry is decentralizing; people count open spaces high among their priorities for the good life. 2. Higher Cost of Rural Government. People mean government services, and taxes. New rural residents expect a higher level of government services than is usual in farm areas. They expect better roads, police protection, rubbish collection, water districts and new schools. The more scattered the population, the more expensive these facilities are for each house served. More tax dollars must come from somewhere. -2- �3. Frictions Develop. Where farm and non-farm land uses rub together, sore points are likely to develop. Newcomers find that farms are not always contributors to a tranquil countryside. 'Odor and/or dust producing substances' are parl: of most general farming complexes, but they can seem to be an obnoxious and unnecessary disruption to nearby homeowners. The latter may assume that all people live in the country and work elsewhere. As numbers of non-farm residents increa5e, the farmer may find himself the target of a nuisance ordinance. - "Why Rural Planning and Zoning?" A Township Master Plan is also important as an indication of a community's commitment to planning and its own future development. Townships are not the only units of government to engage in planning activities. Planning is taking place at the county, regional, state and federal levels also. Planning efforts are being pursued by the Livingston County Planning Commission and the Southeast Michigan Council of Governments (SEMCOG). The State and Federal governments also often base their funding decisions on the relation of local projects to areawide planning activities. With its own Master Plan, a township makes known its specific goals and land use policies, which, in turn, can influence planning activities at other levels of government. Without a Master Plan, there is less of an assurance that a community's desires and interests will be properly interpreted. Thus, the development of a Township Master Plan is essential for the creation of an effective and functiondl planning network. • What is the Relationship Between a Master Plan and a Zoning Ordinance? The legal distinction and relationship between planning and zoning is based upon different enabling legislation and subsequent court interpretations. Zoning ordinances and other land development regulations (e.g., subdivision ordinance, public investment, sanitary codes) are the implementation tools for a plan. Often there is a discrepancy between a planned use and a zoned use. This reflects the differences in the time frame between a plan map and a zoning map. The plan map reflects current policy. As long as the zoned use does not preclude the planned use, this discrepancy is not a cause of concern. It often reflects the difference between existing and anticipated conditions. Increasingly, judicial review has stressed the importance of the master plan as the basis for zoning decisions. The significant tests for a zoning decision revolve around the legitimacy of the public interest in the regulatory decision, its fairness (in the sense of uniformity), and the 11 taking 11 issue (confiscation of private property rights). A well reasoned plan from which regulatory decisions can be made is becoming an important element in the judicial review of local decisions. -3- �A plan does not guarantee that the township always will be "right" in zoning litigation but certainly will increase the probability that a specific decision will not be viewed as arbitrary and capricious. Further, it will likely prevent some litigation from being initiated because the township's decision-making process will be well documented. • Future Directions in Land Use Planning Planning does not end with the completion of the Master Plan; rather the adoption of the plan signals the beginning of a corrununity's commitment to planning, and to its own future. The plan can be effective and purposeful only if it is rationally implemented and adhered to. Obviously unanticipated needs, demands, trends and policies at the national, state and local level will have an effect on a community's future and its ability to adhere to the plan. However, as planning activities take place, as a master or comprehensive plan is developed, and as plans are revised, these changes can be addressed with the recognition of existing goals and objectives. In coming years careful community planning will become an increasingly important and essential activity. With the pressures of growth and development, every effort should be made to assure the careful utilization of a community's resources in the most efficient and effective manner possible. This will help to assure a healthy and pleasant environment for present and future community residents . • -4- �GOALS AND OBJECTIVES Central to the formulation of any community plan is the statement of goals and objectives. The goals and objectives prov i de the basis from which a plan is developed by indicating its di r ection and scope. Goals are stated in general terms and it can be difficult to measure or evaluate the extent or degree to which they have been achieved. A set of quantifiable objectives can, however, be developed once the goals are established. Well developed objectives can measure the degree to which a plan's intent has been achieved and/ nr the effectiveness of a specific program or portion of a plan. Goals and objectives are developed in respon ~e to the needs, demands, concerns and issues which exist within the community. These needs, concerns, etc. were identified by the Plann i ng Commission and result from their understanding of Tyrone Township, gained through years of service and residence within the community. It is the intent therefore that the goals and objectives listed below represent a sound means of guiding the future of Tyrone Township. The following presentation of goals and objectives address both general issues and specific land use categories. The list is merely a compilation and does not reflect any prioritization of land use type or individual goal. t Overall Goal of the Master Plan To develop a plan to guide and direct future growth and development of land uses in an orderly manner so as to ensure efficient and effective use of community resources and to provide a community which reflects the needs, interests and desires of its residents. t Residential Land Use Goal: Preserve and enhance the living environment of Tyrone Township by encouraging and guiding the maintenance and development of a diverse and desirable residential housing stock. Objectives: • Preserve and maintain the existing residential character of Tyrone Township. • Determine appropriate locations for future residential development. • Develop guidelines/policies to ensure that future residential development occurs in a manner which preserves and protects existing natural features and resourc es. -5- �• Agricultural Land Use Goal: Preserve and protect existing agricultural operations and valuable agricultural land through the establishment of proper land use controls, both for the agricultural land and operations and. adjacent land uses. Objectives: • Identify areas of the community possessing concentrations of agricultural operations and/or valuable agricultural land. • Develop land use controls, including such zoning tools as minimum lot sizes and frontages, which are appropriate for use in farmland preservation efforts. • Provide a source of information and mediation concerning conflicts which arise as areas traditionally agricultural are transformed into predominantly residential areas. • Commercial Land Use Goal: Provide for, and encourage, sufficient commercial development to meet the community's local needs for commercial activities. Objectives: • Identify the type and location of existing commercial development within Tyrone Township. • Examine the current mix of commercial establishments in the community in order to determine what commercial needs are met locally vs. regionally and what future commercial development may be needed. • Determine appropriate locations for future commercial development. • Industrial Land Use Goal: Encourage the development of industrial uses which will be compatible with both the character and needs of Tyrone Township. Objectives: ..., • Identify areas within the community which will be both appropriate and advantageous for industrial development, placing specific emphasis on such factors as access to regional transportation links, location on adequate local roadways and compatibility of adjacent land uses. • Determine the types of industry which are appropriate for establishment within the community. • Serve as a source of information and mediation concerning conflicts ar1s1ng as areas which are predominantly undeveloped, experience industrial development . -6- I �• Development of Community Character Goal: Promote the development of a central community center, with the intent of providing an area that residents would identify as representing the focus of their community. Objectives: • Examine the existing pattern of land use within Tyrone Township with the intent of identifying a site appropriate for development as a community center. • Develop a strategy which can be utilized in achieving the establishment of a community center. • Support and encourage the concept of establishing a community center through promotion of the values such a center represents to both current and future residents of Tyrone Township. • Conservation of Natural Resources Goal: Preserve and protect the natural resources of Tyrone Township through the development of policies which address the use of land and how that use impacts such natural resources and features as soils, slopes, groundwater, surface drainage, vegetation, etc. Objective: • Promote the value of conservation of natural resources through dissemination of information concerning the "public cost 11 of improper use of slopes, soils, water and other resources. It ..., -7- I �BASIS OF THE PLANNING APPROACH Most Cities and towns that we admire are as excellent as their planning is excellent. The matter of profit is more difficult to demonstrate only because we have not yet learned how to attribute value to the beauty and humanity of environments. - Design with Nature p. 92 The quote is by Ian McHarg, from his classic book Design with Nature. McHarg, a noted landscape architect and ecologist, developed unique planning principles based on a recognization of intrinsic social values inherent in natural processes. His approach employed the basic proposition: ... that any place is the sum of historical, physical, and biological processes, that these are dynamic, that they constitute social values, that each area has an intrinsic suitability for certain land uses, and finally, that certain areas lend themselves to multiple coexisting land uses. - Design with Nature p. 104 McHarg's approach to planning is no longer unique, because many professionals have utilized his basic principles in formulating and completing new master plans and related studies. The planning approach for the Tyrone Township Master Plan is based on an evaluation process very similar to McHarg's. The local approach is based on one aspect of environmental planning, that of a land capability analysis. The landscape of Tyrone Township is beautifully sculptured with hills and valleys, lakes and streams, and wetlands and woodlots, and as land, it must be viewed as a complex resource. The natural features offer opportunities and limitations to human use, but careless development that does not consider the limitations can economically impact all landowners in a negative way. The direct and indirect costs of not protecting and preserving our natural systems can be high. An example of the interrelationships between natural systems and potential costs can be found in the many wetland areas located throughout Tyrone Township. The landowners of these wetlands cannot sell the filtering capacity their land possesses. Their land, however, is providing cleaner surface waters downstream by filtering out excess nutrients and sediment. While owners of the wetlands could receive short term benefits through draining and filling these areas, Tyrone Township would absorb the long term social and economic costs of lower water quality if such actions occurred. Tyrone Township has selected a land capability analysis approach as the basis for planning efforts within the community. The objective of a -8- �land capability approach is to gather and integrate information about the environment, such as vegetation, soils and groundwater, and to analyze the ability of those components to support various land uses. The results of this analysis are used in connection with other data, such as existing road network capacities and existing investment patterns. ,Consideration of both land capabilities and socio-economic statistics provides the best means of guiding land use planning decisions. The integrated land capability analysis adopted by Tyrone Township is the Environmental Review System for Livingston County developed by the Livingston County Planning Department. The purpose of the Environmental Review System is to provide township planning co1TJTiissioners, other local officials, developers and financial lenders with an environmental data base and companion guidelines that may be referred to during planning activities and decision making. Its application to the development of the Tyrone Township Plan is therefore quite consistent with that purpose. The Environmental Review System guidebook serves as a supplement to the Plan and will aid in the implementation of the Plan's policies. The environmental planning approach, including the soils suitability analysis described below, was adopted by the Tyrone Township Planning Commission, and is designed to maximize the inherent potential of the environment while reducing the ultimately disastrous and appallingly wasteful consequences of working at cross purposes with natural systems. This approach comes from a realization that land use planning and development decisions often ignore the natural limitations of the environment. In too many cases, the consequences of poorly planned private actions have been remedied at public expense. Working with nature, instead of against it, is the fundamental objective in the Township Township Plan. McHarg would be pleased to know that his principles are at work in Livingston County. • Soils Suitability Analysis The active component of an overall land capability analysis is a soils suitability analysis. The soils suitability analysis was used to identify general areas for future land use growth. A full explanation of the soil suitability analysis used in this Plan, and the results obtained, is described in detail in the paragraphs and table which follow. Soils suitability analysis is based on criteria related to soil characteristics. Soil drainage, permeability, stability of soil material, frequency of flooding, depth to seasonal watertable, slope, and erosion hazard are important factors in land use development. Placement of buildings, streets, driveways, sidewalks and underground utility lines are activities affected by soil properties. Steep slopes are erosion hazards, and cause problems in construction of utility lines. Poorly drained soils coupled with a high watertable make it difficult to maintain dry basements. In addition, a high watertable hinders proper operation of septic tank drain fields, which can cause unsanitary conditions. Several types of soils are highly susceptible to frost heaving, while others exhibit severe shrinking and swelling according -9- �to changes in moisture content. For the suitability analysis, the unique soil properties are mapped as suitability variables. The analysis process consists of using single factor overlays, with each overlay depicting a suitability variable or subvariable. Each variable is a representative and quantifiable criterion for the two land use activities chosen for the analysis: location of septic tank disposal fields, and location for construction of single family homes. Ten variables as single factor overlays were identified. It is noted that these ten factors are not all inclusive. Other factors also could be introduced if additional land use activities were considered, but for purposes of this plan, these are the most relevant. Moreover, all ten overlays may not be utilized in the process. The land uses and ten suitability variables are listed in the following table. TABLE 1 LAND USE-RELATED ACTIVITIES Suitabilities for: A. B. Location for Septic Tank Disposal Fields Location for Construction of Single Family Homes Suitability Variables For Overlays 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. Slope - 0-6% Slope - 6-12% Slope - 12-18% Slope - 18% and greater Shrink-Swell Potential - Low Subsurface Permeability - Moderate Natural Surface Drainage - Good Bearing Capacity - Good to Fair Depth to Watertable - Greater than 3 feet below the surface Phosphorus Adsorption Capacity - High; Medium to High Descriptive statements for each of the ten overlays are provided in Appendix E. The statements help explain why each particular variable was selected. Several of the overlays represent data determined from engineering analyses of soil properties. The data results are in tables in the county soil survey. Each variable is a single factor and does not represent an aggregate of any other factors. Each overlay was constructed on clear plastic film for the convenience of stacking several overlays. After each overlay was completed and placed in a master file, the first step was to select those overlays which in combination are the most suitable for septic tank disposal fields. The individual overlays selected were the following numbers 1, 6, 7, 9, 10. Overlaying these resulted in composite map A, showing the locations most suitable for the placement of septic tank disposal fields. Each factor is indicated by a uniform green tone on the overlay. Therefore, as each one was overlaid, several shades of green appeared where suitable data overlapped. The number of shades is a function of overlapping data on the overlays used, but the shade of -10- �green which is the most suited will be the darkest tone. Given the criteria selected for the composite, the darkest green areas represent the most favorable areas for septic tank placement. The lighter tones of green indicate the areas less suitable for that use. Implicitly, this suggests that the less suited areas can be made more suited but not before site engineering or other techniques are applied. Areas which have no green tint are not suited according to the analysis. Before the synthesis was completed, a plastic overlay of the composite was prepared, then individual overlays were returned to the master file for future use. Once the analysis was completed for determining composite A, composite B showing the most suitable locations for single family home construction was determined. The master file containing all ten overlays was again consulted. The individual ones selected for this analysis were the following numbers - 1, 2, 5, and 8. As is apparent, overlay number 1 was reused for this composite. This was perfectly satisfactory. After composite B was completed by also preparing a plastic overlay, all the overlays were returned again the the master file. At this stage in the analysis, there were two separate composite maps, A and B, each represented by a green-toned overlay. An additional step was to combine the two composites; the darkest green overlapping portions thus represented the following: areas most suited for the location of septic tank disposal fields and the most suitable sites for the construction of single family homes. In other words, a set of variables in overlay form were used selectively to identify those areas within the township that were best suited to support a home that is required to have an onsite septic disposal system. The newly created overlay, the result of overlaying composites A and B, has the title of composite C. By inference, composite C is practical for other land uses dependent also on onsite system for wastewater disposal. Onsite disposal systems are similar in design and operation. Application differs in capacity of system and size of lot. With the understanding that high volume water users generally require larger lots for wastewater disposal, the same overlay criteria for single family homes can be applied to higher density residential developments, and even for certain commercial and light industrial uses. Composite map C was utilized in preparing the Future Land Use Map for Tyrone Township. A further discussion of the Future Land Use Map, and how composite map C was utilized in its preparation, appears in a later section of this document. Composite maps A, B, and Care on the following three pages. -11- f �L-s·-r,•'o .~;. . I 1' ► - ___ L t I Map I COMP A Suitable locations for septic tahk disposal systems. 0 1/4 scale 1/2 in N /.r ~.-us.,,Jto ~;;!l miles �J J • •II •J f -~ - - -- - - ~r1W-=."T" · ··-,-'--~~ ~ l ,..._ '"-.,,,----xr77- ··1.·-t . . ~ . ' 1• . ~.""° .. •1 • h.' . • .• l .. I I•.••.. :--, :J " . \' ..... ~. ' ~ . <aNESEE . .· -t:,~::-c1v1N.,_ •·!e ! \ •L _ .(",..,,..... ' .. ··~ •"" 0. , /'i. ___.______...,._--t ·•r"VO I t .,>:..-' -. y " . ,. . . . ~ ttt• ._ ♦ -~ ...... • ~ ..._~ •~-- ,, z.V y f'l"1'\ 4 ., . Map 2 • . . R. ,,.~- COMP B Suitable locations for construction of single 0 1/4 family homes. 1/2 scale in miles N J J J r. r r r r �t- - -r1 J • Map.]_ Comp C Most suitable locations for single family home construction utilizing onsite wastewater treatment systems. 0 1/4 1/2 scale in mile~ I I I I I I I I t l N �LAND USE POLICIES The Master Plan policy recommendations are divided into two major categories: (1) Land Use District Policies, and (2) Management and Design Policies. The Land Use District Policies are discussed in this section ' of the Master Plan. The Management and Design Policies are outlined and presented in the section that follows. Many readers of this section will be concerned generally with a particular district and, therefore will be inclined to read only the section pertaining to that district. This practice, however, could lead to possible misinterpretation by the user. For example, if steeply sloped land exists on specific property, the developer of this land must be aware of the management and design policies related to steeply sloped areas. The reader must also be aware that the management and design policies can (and often do) apply to many districts. It is recommended, therefore, that prior to the undertaking of any significant physical development, the management and design section should be read thoroughly and completely. The policies herein described are official statements adopted by the Tyrone Township Planning Commission to guide and control physical development. They must be adhered to unless altered by the Planning Commission. The Master Plan provides for an allocation of land uses based upon the suitability of the land, and related improvements to support various uses. The residential densities are based primarily upon land suitabilities, the capability and capacity of existing and proposed road network, and current land uses. The recommended lot size is represented by two values, a low and a high figure. The actual minimum sizes could be either value, or a value between the two figures. Persons regularly involved with matters concerning land utilization in Tyrone Township (e.g., township officials, landowners) are accustomed to working within a conceptual framework based upon use districts. Thus, the specific recommendations that fo 11 ow have been structured on that basis. A more general set of guidelines that can be applied to more than one district, the Management and Design Policies, is included immediately after the district recomme ndations. 1 Rural Residential District The intent of the Rural Residential (RR) Dis t rict is to preserve the traditional agriculture development of the township, as well as designate areas appropriate for the sort of single family residential development that does not alter the rural character of the district. The unique natural resources in the township are to be protected from wanton development by identifying sensitive landscape features and directing land uses to those sites capable of accorrmodating nonintensive uses. Major roadway improvements and centralized public wastewater collection systems and other important municipal expenditures are not anticipated for the RR District. -15I �Agricultural operations have played an important role in the development of Tyrone Township. The township remains firmly committed to preservation of viable agricultural land uses. Almost 5,300 acres, which represents approximately twenty-three (23) percent of the total township land area, are characterized by active agriculture uses. Much of the farm acreage is planted in row crops, grains and grasses, but livestock pastures and managed woodlots also contribute to farm acreage. In addition, several hundred acres are devoted to orchards and other fruit growing enterprises. The intent of this district is not to prohibit development. It simply requires that density of development be determined by evaluating sensitive terrain features, soil suitabilities, and road capacities. The recommended minimum lot size ranges from 1.5 acres to 2 acres, although the size may increase in instances and locations where soil characteristics and/or other considerations indicate that more restrictive standards are appropriate. Recommended permitted uses in the RR District are: • Agriculture, woodlots, and related operations. • Single family detached dwellings constructed at a density not to exceed one dwelling unit per 1.5 acres. • Golf courses, campgrounds, hunting or wildlife preserves. • Land uses similar to above if they are determined by the Planning Commission to be in conformity with the intent of this district. • Suburban Residential District The intent of the Suburban Residential (SR) District is to provide for an all-encompassing zone of residential land uses at densities greater than the uses in the RR District. The areas designated SR on the Future Land Use Map also include Residential (R) District areas and Multiple-Family (MF) District areas. The SR District is located in areas featuring optimal soil conditions. Relatively large-area concentrations of soils suitable for high intensity use must exist prior to any development in this district to encourage nodal development for a vibrant neighborhood unit. Construction of platted residential subdivisions on appropriate soils is encouraged in this district. Soil properties with excellent development potential are valuable resources that should be utilized to provide areas of higher density land uses in order that more fragile areas might be protected. The recommended minimum to one acre for parcels system. If centralized or will be provided, designed to incorporate lot size in the SR District is one-half acre not served by a public wastewater collection wastewater treatment f acilities are provided, a detached single fami ~y development may be a higher density, but this density should not -16- �exceed three dwelling units per acre. Areas within the SR District that are served or will be served by public wastewater facilities, are within the purview of the Residential (R) District. The R District is described below. The physical characteristics of the SR District applied to new developments include: • Relatively large-area concentrations of soils suitable for on-site disposal of wastewater. • Access to all-weather roads. • Reasonable proximity to density development. other planned or existing high Recommended permitted uses for the SR District include: • Single family residential uses, wastewater treatment facilities. with or without public • Multiple family residential uses, if served by an approved wastewater treatment system. • Mobile home parks, treatment system. if served by an approved wastewater Residential platted subdivisions will be approved if they are: • Consistent with limitations imposed by soil conditions, natural vegetation, and sensitive landscape features. • Consistent with zoning, subdivision regulations. master plan recommendations, and • Compatible with surrounding land uses. • Representative of the designs. best of all realistic alternative • Served by and connected to hard surfaced roads. • Able to provide recreation and open space areas. 1 Residential District The Residential (R) District is reserved for areas suited for intensive residential development. Due to intensity of use, R District boundaries duplicate those of adopted sanitary sewer service districts. The provision of sanitary sewers must precede implementation of these policies. Intensity of development must be sensitive both to the need for a range of housing choices as well as to the need for open space. Areas described as R Districts are depicted on the Future Land Use Map by the Multiple Family (MF) District and the Mobile Home Park (MHP) District. The R District designation does not appear on the map. It -17- �is understood, moreover, that high density uses (R District uses) will occur within SR Districts, but only if the uses are served with sanitary sewers. Minimum lot size will vary in accordance with the need to provide a wide range of housing types in this district. The permitted types of residential uses and recommended densities are: • Single family detached dwellings on a lot size of 18,000 to 22,000 square feet. • Single family attached dwellings not to exceed three units per acre. • Multiple family dwellings at densities ranging from four dwelling units per acre to sixteen dwelling units per acre; actual densities are to be determined by type of development and site design relationship, extent of natural features, and provision of open space. • Cluster residential 11 - developments featuring a mix of residential dwelling types within a planned residential community. Density limitations in this type of development will vary both within the development itself and from one such development to another. 11 • Licensed mobile home parks. • Due to intensity of development, open space requirements will be increased in this district over requirements for open space provided in other residential districts. 1 Commercial District The intent of the Commercial (C) District is to provide a concentrated area for retail, office, and business services, thereby improving traffic flows, reducing the number of vehicle turning movements, while promoting energy conservation and greater shopping convenience. Commercial centers will be encouraged to incorporate access and circulation routes for pedestrians and bicycles. Signage, building materials, parking lots, and illumination will be scrutinized carefully by the planning commission through site planning and ordinance reviews. Particularly noteworthy points regarding the C District are as follows: • A commercial core district is proposed for a location near the US-23/Center Road interchange. The commercial uses within the district are intended primarily to serve uses in the planning industrial district, as well as residential uses in the immediate neighborhoods. • Secondarily, commercial uses will be oriented toward essential expressway services. Competition from existing expressway service centers in neighboring townships probably will limit the number and types of uses in Tyrone. -18- �• The designation of the planned commercial center near Center Road and US-23 does not preclude any development of small neighborhood commercial clusters in other suitable locations in the township. • In site plan reviews for commercial uses where the planning commission makes a determination that an excessive number of ingress and egress points have been planned, thereby diminishing the carrying capacity of the adjoining roadway to a serious extent, the commission will require construction of a marginal access service road. The development of adequate setbacks for road rights-of-way or easements will be required in conjunction with adequate parking, so that contiguous lots in abutting properties will allow traffic circulation from one property to another without forcing traffic to re-enter the major public arterial right-of-way. • All required off-street parking in the C District shall be adequately screened and landscaped. All outdoor lighting shall be directed away from the public road right-of-way and inward to the site. When land zoned for residential use abuts this district, all lighting shall be directed away from that adjoining land. • Signage will be regulated in order to minimize distractive and obnoxious impacts. • Industrial District The intent of the Industrial (I) District is to provide areas that separate and isolate land uses with unique site requirements - intensive utilization of land for buildings, parking lots, unloading docks, outdoor storage spaces; concentrated utility requirements; provision of suitable site setbacks to reduce potential impacts from noise, lights, and odors - from other land uses. Generally, the pattern of existing and proposed industrial uses determines the locations and amounts of land in this district. The two major districts planned for industrial uses not only include existing industrial uses, but also include additional lands situated ideally for an expansion of industrial concerns. These lands are ideal for similar industrial uses because of several important locational advantages: • Land use compatibility with existing industrial plants. • Soil conditions are buildings. suitable for • Excellent transportation access state highway system. • Conveniently situated metropolitan areas. via US-23 to nearby inter- to market -19- placement of industrial places in surrounding �• Availability of trained force. professional and skilled labor • Proximity to utility connections. • Relative isolation from residential land uses . • Industrial Districts in Tyrone Township will be provided for through application of a series of adopted policy guidelines: • Industrial uses will be concentrated so as to optimize the potential benefits of transportation, drainage, and other public improvements and services. • Land uses in this district cannot rely totally on industrial water processing unless served by wastewater collection systems. • Industrial uses or any other uses which require a large daily volume of water will be required to submit evidence concerning potential impact upon groundwater reserves. That evidence must be gathered and analyzed by a qualified professional geologist, engineer, and/or hydrologist. • A vegetative screen using existing and new planting must be established on the perimeter of the parcel. The screen must provide a buffer between the use and adjacent lands. • All parking areas, along with the periphery of a development in the I District, are to be landscaped to screen interior activities from light, view, odor, noise, and/or dust spillovers onto adjoining properties. • No outdoor storage of materials, unsightly solid waste, or materials associated with the production process will be allowed in light industrial use areas. • The total acreage to be included in the I District will vary as a function of changing population levels and economic considerations, such as economic development trends, labor force, and transportation influences. -20- �MANAGEMENT AND DESIGN POLICIES The natural conditions of a region are an obvious ground and limit to its sensory form: its geology and topography, its climate, its ecologies. Of course, topography can be modified by heavy machinery, and change in the microclimate is created by any settlement. Moreover, the ecological system is perforce reordered. But these changes have their costs, and the basic climate and geography of places remains relatively immutable, at least within our human scale of time. We are learning some sad lessons about the hidden costs of circumventing a site rather than adapting to it. - Kevin Lynch The quote is from Lynch's Managing the Sense of a Region (p. 38), and the context of his words express the direction for land use planning in Tyrone Township. The management and design policies outlined below provide an adaptive framework for achieving planning objectives. 1 Topography The slope characteristics of an area have a great impact upon development. Topography itself is a physical resource and it must be used wisely. Topography relief of an area determines natural drainage patterns. Vegetative cover on slopes prevents massive soil erosion by stabilizing soils and impeding overland runoff. The basic character of land with slopes in excess of 12 percent (as identified by the Soil Conservation Service in the Soil Survey of Livingston County, Michigan), shall be retained. Developments that are not damaging to vegetation, or that implement controls to deal with increased runoff shall be permitted upon review and approval of a proposed site plan. Recommended maximum densities appropriate to a wide range of slopes have been developed through application of soils data and terrain evaluation criteria. 1 Vegetation Major hardwood and evergreen forests provide a natural habitat with a number of important environmental, educational and psychological benefits. Forests cleanse the air, provide sound buffers, prevent erosion, aid the hydrologic process, and modify temperature extremes. They create a scale for a community and provide for a sense of place and emotional stability for the human condition. Strictures adopted relative to vegetation are as follows: • Emphasis will be placed upon stopping capricious bulldozing and clear-cutting of wooded areas. -21- �• Selective harvesting of woodlands in Tyrone Township will be encouraged in order to maintain good forest product practices. • Development proposals in areas which contain ten acres of more of significant hardwood or evergreen forests may be r~quired to submit a proposed site plan. • In order to foster a township-wide reforestation program, it is recommended that all new developments have plantings at a ratio of five trees per acre. Trees may be double counted if existing trees on the site are larger than five inches in diameter. (The standard of five inches in diameter is generally accepted by botanists as being a useful criterion for distinguishing between mature trees and saplings. • Encourage the use of the services available from the Soil Conservation Service and Cooperative Extension Office to aid woodland owners in maintaining existing use of wooded areas. These programs provide an inexpensive source of seedlings and information on managing woodloots. • Floodplains, Wetlands, Drainage Swales Floodplains, wetlands, and swales must be protected from development because of their unique contribution to the protection of human habitats. Floodplains define the boundaries to which development can be taken if lives and property are to be protected from flood damage. Wetlands* act both as reservoirs for excess surface and groundwater supplies and as filters for groundwater. Drainage swales are part of a total system for handling normal and abnormal rainfall conditions and as such provide natural paths for surface stormwater runoff. All uses in floodplains, wetlands, and drainage swales will be considered to be special uses. No structure will be allowed in these areas unless a site plan and the proposed use are compatible with the objectives of preservation of these unique features. A structure that cannot withstand expected high water and/or stream flow will not be permitted in floodplains. *For purposes of this plan "wetlands" are defined as all areas subject to ponding and characterized by heavy wet soils. They are not to be confused with "wetlands" as described and defined in Act 203 of 1979, which refers primarily to areas of five acres in size or larger. • Inland Lakes Surface water in the form of lakes and ponds is both a recreational and an environmental resource. It is highly valued as a determinant for the market value of land. Often various "resource values" conflict with one another for short-run dominance, and in the process the long-range implications for the community are not considered. The substantial degradation of water quality in the lakes is a result of this process. -22- �Corrective and/or preventative measures such eventuality include: designed to guard against any • Setbacks of one hundred (100) feet to be required of all structural development occurring adjacent to surface water, which has a surface area greater than three acres in size . • • Recommendation of an annual test for septic tank/drain field systems to see if they are operating properly, particularly in areas where seasonal homes are being converted to year-round use. • Support for an educational program for lakeshore owners that suggests eliminating fertilization of lakeside lawns, and controlling excessive herbicide and pesticide application in the lake's watershed. • Support for the development, enactment, and adequate enforcement of boating control regulations, particularly on the smaller lakes of the township. • A recommendation that observation of any illegal dredging and filling be reported promptly to appropriate Michigan Department of Natural Resources officials. • Retention of a strip of natural vegetation, including grasses, trees, and shrubs, 35 feet inland from the waterline is recommended strongly. • Active support by the township of special assessment districts for lake research, engineering studies, and lake improvement (structural and nonstructural) programs. • Streams and Creeks Streams and creeks are major binding agents in the intricate relationships between land and water. Adverse effects upon water quality generally occur incrementally, and it is necessary therefore to review development with the "large picture" in mind. The Site Plan Review procedure offers an excellent mechanism for protection of streams, creeks, and surface water in general. The Tyrone Township Planning Commission will recommend denial of a site plan if it finds there exists a reasonable alternative configuration in which the proposed site could be developed in a fashion likely to reduce potentially adverse environmental impacts upon either the site or the surrounding area. Sensitive areas adjacent to creeks and streams make it important that all subdivision and multiple-family residential developments be classified as special uses, subject to submission of a plan. Submission of a detailed site plan will be required for areas with: • Soil types with severe limitation for development • Significant vegetation along stream banks -23- �• Floodplains, drainage swales, and wetlands • Steep slopes (12% or greater) adjacent to creeks Specific review requirements lows: of Special Land Use Permits are as fol- • If approved, the applicant should remove limited amounts of vegetation so that only a small area will be exposed at any one time. As work continues, a second area can be exposed while the first area is being reseeded or erosion protection measures are being installed. • No drain pipe, ditch, sewer, or any such conveyance should be allowed to discharge runoff from impermeable surfaces directly into any water course. Settling or detention ponds must allow the maximum filtering and sediment control. • No structure shall be permitted in a designated buffer area. The area defined as a buffer area along streams shall be 100 to 150 feet in width depending upon severity of limitations caused by soil type, vegetation, and/or slope characteristics in the area. Septic tank drain fields will not be allowed in this setback area. The township will continue to take an active role in policing the Soil Erosion and Sedimentation Control Act. Investigation and complaint systems will be carried out in conjunction with the Livingston County Drain Commission office. The Drain Commission cannot bear exclusive responsibility for policing sites all the time and township citizens and officials must take an active role in initiating investigations. • Agriculture The need for preservation of agricultural production capabilities is quite real, even though Tyrone Township is by no means an "agricultural community." Agricultural activities are still important to the community, and the county as a whole. All reasonable efforts should be made to preserve agricultural activity where it exists successfully. Finding a realistic solution to controversies generated by the issue of farmland retention is not easy, however, especially in an area such as Tyrone Township that is experiencing suburban development. The answer lies not in one quick and easy solution but rather in a concerted multi-faceted effort by a community that truly wishes to address the matter. Tyrone Township has yet to reach that essential threshold of consensus, perhaps best illustrated by the low number of township enrollees into the Act 116 Farmland and Open Space Preservation Program. It is the intent of the township to encourage preservation of agricultural land by ensuring that disincentives to that preservation are voided. This is accomplished primarily by discouraging random, rural -24- I, �the need for careful design of circulation systems within platted subdivisions. Subdivision designs allowing for appropriate right-of-way and surfacing considerations in design and construction of the internal road system should be permitted. • To improve energy conservation, new residential development should attempt to comply with new construction techniques that promote energy efficiency. Home builders will provide needed conservation ,n this area through better site orientation and tree planting and landscaping. The Tyrone Township Planning Commission will review site designs with an eye toward encouraging improved solar orientation , wind protection, and arrangement of structures and infrastructure. • Residential Recreation and Open Space Provisions of open space and recreational opportunities can have a great impact upon the long range viability of residential areas. The design of green areas within residential subdivision developments is an extremely important element in the review of all residential subdivision development. Specific regulations require that: • Lands and facilities earmarked for active and passive recreational use shall be included in plans for residential subdivision developments. • Dedicated open space and recreation sites shall be readily accessible to all property owners and shall not consist of largely undevelopable lands due to environmental constraints. • All property owners in a subdivision shall be responsible for private open space maintenance. • The township shall require that significant areas of usable open space be donated or set aside as part of all major residential subdivision developments. • Commercial Use There is a great temptation on the part of some people to state that all prime highway frontage should be devoted to commercial use. Not only is this impossible because of constraints imposed by natural features, but the township would be derelict in its duty to protect the public health, safety and welfare if township-wide strip commercial development was allowed. The public good will not be served by a policy encouraging strip commercial development and the problems and hazards attendant to it. General regulations pertaining to commercial uses are as follows: • Commerci al uses shall not be determined by highway frontage -26- �residential development in areas that are currently agricultural in nature. Instead, areas suited to residential development have been identified and growth will be directed there through both the policies of this Plan and the coordinated development of transportation facilities. FinallY., it is the policy of the Tyrone Township Planning Commission to encourage more active involvement of local farming operations in the Act 116 program. 1 Residential It is the goal of Tyrone Township to provide a viable community in which all citizens can grow, learn and prosper as individuals. Tyrone Township seeks to be a diversified community able to provide access to as broad an array of human resources as is possible. In order to ensure that that goal might more easily be attained, the following regulations must be adhered to: • Residential development taking place in a district must genuinely reflect the predominant character of existing development and land capabilities. • Proper site planning and pedestrian and vehicle circulation system design must be given a high priority when the Planning Commission reviews residential development proposals. • Residents and potential new residents must be provided a clear choice with regard to residential location. There are rural and urban living environments provided in the Plan. Residential growth that is urban in character must be directed away from designated rural areas. • Nonrural residential districts must contain appropriate amounts of usable common open space that is located and designed so as to provide residents with recreational opportunities. • Existing housing must be protected from premature structural or environmental decay. Such phenomena as nonresidential land use intrusion into residential areas will not be permitted. • Residential neighborhoods should not impacted by major arterial streets. be penetrated or • Suburban and urban residential districts must be located adjacent to hard-surfaced arterial streets to ensure ease of access, and to prevent increased traffic flow levels from penetrating less intensely developed districts. • The Tyrone Township Board of Trustees and Planning Commission shall convey to the Living ~;ton County Road Co,rmission -25- �govern the location of industrial land uses in Tyrone Township. following criteria were used: • Proximity to US-23) an adequate • ~onvenient routes I-75, via US-23 to The hard surfaced road (Old 23 and limited access highways, I-96 and • Compatibility to existing land uses • Degree of isolation from residential land uses The Tyrone Township Planning Commission will review all proposed industrial land uses so as to assess their potential for generating such nuisances as air and/or noise pollution. Controls delineated in adopted performance standards will be applied where necessary. Tyrone Township shall also determine whether proposed uses will be compatible with existing water supplies. Costs related to consulting engineering reports will be paid for by the petitioner applying for rezoning to an industrial use classificatjon. • Transportation Facilities The planning and building of elements of a transportation network have a serious impact upon land use considerations. Federal and state freeways have generated new development pressures in Livingston County. Local transportation improvements can also affect land use decisions. Local expenditure patterns affect the quality of the existing road network as well as new construction. The timing of investment decisions directly impacts the timing of development. Many of the difficulties encountered by developing communities stem from an incomplete perception of the functional roles played by the transportation network. The function of major thoroughfares is to move traffic with a minimum of interference from adjacent land uses. The function of local roads is to provide access to the property which is considered suitable for development. Each roadway link functions at a differing scale. Tyrone Township needs a roadway system incorporating a wide range of functional levels. In order to ensure development of adequate and appropriate transportation facilities, the following policy standards have been formulated. • The Tyrone Township Planning Commission will not permit scattered nonresidential development along major thoroughfares (as illustrated on Map 4, the I.C.H.C. Right-of-Way Inventory, on the fo 11 owing page). • The Tyrone Township Planning Commission encourages the development and application of a meaningful and appropriate traffic circulation system as a component part of all new development. -28- �but by the ability of the community to support commercial centers. • Commercial development will be limited to centers which provide diversified activities and are consistent with the Plan's intent (i.e., to utilize the total parcel being developed) . • • Commercial centers will incorporate access and circulation for pedestrians and bicycles. • No expansion of commercial land use beyond areas designated for this use in the Master Plan is expected for the next fifteen years. This policy will be reviewed at least every five years to assess it's appropriateness. • Commercial park development will be encouraged. • One of the aims of township policies is to encourage a strong sense of physical identity. Standards for signs and other design elements within a commercial development will be drafted in order to create a consistent identity and reduce traffic problems. • Developers of all retail commercial uses shall provide a thorough assessment of market potential in order to avoid premature conversion of land and blighting of existing facilities. • All office, required to parking lots Requirements developed in commercial, and industrial land uses will be landscape their site. All required off-street of more than five spaces will be landscaped. for each of these landscaping needs will be the zoning ordinance. • Regulations will be developed for architectural and sign controls in the retail and service commercial districts in order to provide increased identity and uniformity. • Buffer treatments such as trees plantings and earthen berms will be required for all nonresidential developments abutting residentially zoned land. • Industrial Tyrone Township has designated the following areas as being appropriate for industrial utilization: I. The area along Old 23 between Dean and Center Roads 2. The area on the south side of White Lake Road, adjacent to Old 23 This designation is consistent with criteria adopted specifically to -27- �FOLEY CENTER II II ft :: ~ :: ~ z :g :: ..... z ... o II ., II OEAN II \.,__,._,..._,=--.....,==-=--'1::r..===GO=RDON==-=-==-.. ,, II II II I " II II II II " It It FAUSSETT It II Map 4 TYRONE Rood Right-of-Way Inventory --------------- Major Thoroughfare 120' right-of-way Secondary Thoroughfare Freeway 100' right-of-way 350' + right-of-way -29(source : Inter- County Highway ~1ss1on of Southeastern 1-11ch1gan) �• The Tyrone Township Planning Commission and Township Board will determine a five year road program as a positive force in directing growth. • Thoroughfare improvements must retain existing scenic qualities such as wooded areas and topographic variations wnerever possible. • All uses of land on major thoroughfares (as defined in the adopted Inter-County Highway Commission Right-of-Way Map) shall be required to provide and maintain open space adjoining the road right-of-way to a depth equal to onehalf the road right-of-way. • Uniform signage will be encouraged in the commercial areas in the township in order to increase road safety. • Water Supply and Wastewater Disposal Nearly all water supplies and wastewater disposal systems in Tyrone Township are private. The groundwater supply is variable because of underlying geology. The geology also affects the mineral content in water supplies. The high cost of public water and wastewater collection systems requires careful review of service areas and associated impacts. Population estimates must be scrutinized closely because they aid in determining system feasibility. The Planning Commission must assume a strong role in wastewater treatment planning in the township. The role of the Planning Commission must be to set the basic parameters within which the design engineer will operate. The Commission 1 s vital role is felt largely in the initial process of sewage planning. Major areas of concern include: • Delineation of the service area, • Land uses anticipated within the area, • Density of development, and • Population growth trict. to be expected within the service dis- The Planning Commission must analyze carefully the impact of sanitary sewer district size on population density, development pressure, increased service demands resulting from new development, and the overall effects upon the natural environment. 1 Social Systems It is necessary to consider how the physical environment, community design, and quality of life are interrelated. The individual elements of the social systems are diverse but each revolves around the reasons -30- �residents like or dislike aspects of their community. Those elements include historic, cultural and population characteristics. Regulations pertaining to social systems include the following: • Create design guidelines calculated to i ncrease the sense of place inherent in new development. 1. New street names should reflect a historic or significant township feature (e.g., features peculiar to the site being developed). 2. Encourage uniform signage in commercial nodes. • Encourage the development of a community adult education class geared particularly to new residents that relate the history of Tyrone Township. • Improve community awareness that the Township Hall is where current changes and future development proposal are displayed for public view. • Ensure future residents an opportunity to grow and prosper in a unique and attractive environment through active participation in land use planning. -31- �FUTURE LAND USE IN TYRONE TOWNSHIP This section of the Master Plan represents the culmination of studies and activities that established planning guidelines and directions for future development within Tyrone Township. The Plan utilizes township planning goals and policies, existing land use patterns, and the capability of the natural resource base and community facilities and services to make Tyrone Township a more attractive community. The Plan also offers guidelines for coordinated development, a good living environment and employment conditions, and a sound economic base. Future planning and zoning actions involve many interrelationships between administrative reviews and recommendations, and legislative determinations, with the desired goal of directing future growth by implementing adopted township policies. An interesting view of the planning process is offered by Ian McHarg in this encapsulation: A proposed land use map is not a plan. It is an expression of physical, social, and economic goals. It is the combination of these goals and the public and private powers to realize them that justifies the term "plan." Powers must be accumulated as part of a continuous process of guidance, control, and implementation. Design with Nature p. 93 • Future Land Use Map Although the Master Plan document is now complete, the planning process in Tyrone is just beginning. Planning, as McHarg states, is a continuous and dynamic process and a program's success is dependent on how well it is implemented through "public and private powers. The proposed and projected utilization of land in Tyrone Township is represented in graphic form by the Future Land Use Map, Map 5 on the following page. The map shows the areas which it would be most desirable to have residential, commercial, industrial, and other types of usage to occur. The soils suitability analysis was utilized to identify areas suitable for future land uses in the township. The suitable areas indicated on Composite Care outlined as general locations where new growth will be directed. The positive foresightedness of the township planning commissioners will assure successful direction and implementation of the land uses discussed in the following paragraphs. 11 Future land uses are grouped into six prevailing categories: Rural Residential (RR), Suburban Residential (SR), Multiple Family Residential (MF), Mobile Home Park (MHP), Commercial (C), and Industrial (I). These specific categories accurately portray existing uses within the community. In addition, the land use districts are not designed to conform exactly with districts defined in the zoning ordinance. The Master Plan districts are based on soil suitability criteria as applied to proposed densities and type of l and use development. Following the -32- �I I I I I Map 5 Future Land Use I - I I I I IlIIIIIII ~ ~ I I I 24 ['\PEAR.SON (,>L 1to. I I I r r I 31 33 . 0 m 1le1 Z3 DELTA LAND SURVEYING 8 120 W Z~ N ni.sT ST L£111JI' ST ENG. . INC - LEGEND a::::EJ NAAO SUIIIFACE G,aAV(l RR Rural Residential SR Suburban Residential MF Multiple Family Res i denti a1 MHP Mobile Home Park C Corrmerci al I Industrial �adoption of the Master Plan, the existing zoning districts will be evaluated for conformance with the natural resource based districts in the Plan. Where dramatic inconsistencies exist between the planned and the zoned districts, the zoning districts will be amended to meet plan objectives. Composite Map C shows five areal concentrations of lands suitable for single family residential development served by onsite septic tank disposal systems. The first major concentration is north of White Lake Road in Sections 3 and 4. A second area of suitable soils is east of Runyan Lake in Section 10. Thirdly, a large expanse of suitable soi1s occupy parts of Sections 14, 15, 22, and 23. The fourth large concentration is east and northeast of Lake Shannon, primarily in Sections 17, 18, 19, 20, 21, and 29. The final grouping of suitable lands is centered along Fenton Road in Sections 25 and 26. Explicit in the suitability analysis is the following: placed on lands identified as having suitable soils, a septic tank disposal system will operate as designed and function essentially trouble-free if it was sized correctly to the county sanitary code 1 s minimum area requirements, and was installed properly and serviced routinely. As an example, a one-acre size lot with suitable soils easily accommodates not only a house, garage, driveway, etc., but also the septic tank and soils adsorption field. The net lot acreage that remains is often at least one half of the original one acre. A one-acre size, therefore, is about fifty percent larger than is necessary for a typical suburban home. Under the conditions just described, land areas of suitable soils will accommodate smaller lots. Lands in the suitable areas could be zoned to require lot sizes less than one acre. This action increases housing density but also reduces the price of a building lot, which opens more opportunities for home buyers. Recommended densities for the residential districts are based on soil suitabilities. The Rural Residential (RR) District encompasses areas in the township not elsewhere classified by land use district on the map. The RR District is proposed for low density residential uses because soil conditions are not suited ideally for onsite wastewater disposal systems. In order to protect the environment and operate properly, disposal systems may have to be designed with excess capacity, and system installations will require over-sized disposal fields. The extra capacity features utilize additional land area, and with required minimum isolation distances from domestic wells and neighboring property lines, residential lots in the RR District need to be larger in area. Larger lot sizes will result in lower overall housing density for the RR District. Residential lot size in the RR District ranges from 1.5 acres to 2 acres. Many lots will be larger than two acres, but the greater size is due to family life style preferences and not environmental requirements. The RR District is not recommended for high density uses connected to large scale wastewater treatment systems. An overall density of about 1.25 dwelling units per acre is recommended for the Suburban Residential (SR) District designated on the Future -34- �Land Use Map. The majority of property in the SR District can be developed at the suggested density. There are obviously, however, areas within the district that cannot support any development. Site investigations will identify these undevelopable areas. The density figure is only an approximation and does not include acreage for street rights-of-way or other restrictive property such as common open space. t Residential densities greater than two units per acre may be allowable within Tyrone, but only if two conditions are met. The first condition is that high density uses must be served by a wastewater collection and treatment system. Secondly, higher densities are allowed only in the SR District because of suitable soil conditions. R District land use policies govern the MHP Mobile Home Park and MF Multiple Family Residential Districts shown on the map. Both types of developments typically are designed to accommodate from four to sixteen units per acre and, therefore, should be connected to a wastewater facil i ty capable of treating and safely discharging large volumes of wastewater. The general location for the MF District is the northwest quadrant of the White Lake Road/US-23 interchange. In addition to favorable soil conditions, the location adjoins the expressway for easy resident access to work and other destinations. County roads serving the area are paved and in excellent condition. The roads will receive additional traffic volumes, but current volumes are below road design capacity. The roadways can accommodate additional vehicles without requiring costly improvements to roadbeds and intersections. The site for the mobile home park is an eighty (80) acre parcel of land in Section 18. The property is actually zoned for a mobile home park because of a court order issued in 1970. To date, plans have not been submitted by the landowner to develop the site for its zoned use. The Future Land Use Map designates two areas within the township for nonresidential land uses. Commercial and industrial uses are recommended for the Commercial District and the Industrial District that straddle Center Road at US-23. Industrial uses also are proposed for the Industrial District outlined in the southwest quadrant of White Lake Road and US-23. The two general locations are designated for industry because adopted township land use policies encourage expansion of the industrial tax base. The locations also contain established industries to act as focal points to attract new companies and provide more exployment opportunities for township residents. Additional land is available within the districts to accommodate new uses. The districts also offer other locational advantages, such as good freeway accessibility and paved local roads. Commercial uses are proposed for the (C) District located adjacent to the Center Road/US-23 interchange. The (C) District will serve two primary functions: it will provide for businesses and services oriented toward expressway travelers; and, it will provide f or businesses that will serve the planned industrial district. The commercial district eventually may occupy land on both sides of US-23, but the map only shows a commercial node on the west side of the expressway. Businesses will not be prevented from developing land east of the interchange, but the thrust will be to encourage large scale uses on the west side. -35- �The preceding paragraphs described the individual land use districts proposed for specific areas in the community. In the southwest quadrant of the township, these districts form a large cluster occupying several sections of land. This cluster arrangement offers both advantages and disadvantages for development. It also offers certain benefits , for protecting the environment from development impacts. The Lake Shannon residential community is within this cluster of uses, and as a defined geographic unit, it best illustrates relationships between development, growth, and environmental protection. The planned cluster of mixed land uses covers a broad area from Lake Shannon to the Center Road/US-23 interchange. The area contains two residential districts, suburban residential and mobile home park, and a commercial district, and an industrial district. Many acres within this area are developable because of suitable soils. Suitability of soils, however, offers no guarantee that development will not cause harm to the environment. A degree of impact exists with every use, but the intent is to minimize impacts whenever possible. Concentrated development magnifies existing impacts, often resulting in high environmental and social costs. Clustered development provides, however, certain benefits. It is more cost effective to provide customers in a concentrated area with the services of a wastewater treatment system than to serve customers dispersed over a wide area. If, for example, development pressures around Lake Shannon show evidence of degrading water quality, measures must be initiated to eliminate pollution sources and improve water quality. The next several paragraphs discuss a future development scenario for the Lake Shannon area. An integral component of soil suitability is environmental carrying capacity. The environment has a natural capacity to assimilate impacts created by development, but after the environment reaches a saturation point and assimilative capacities diminish, the environment is stressed and degradation begins. If degradation continues unabated for long periods, it's very difficult to reverse the decline, unless strong commitments and drastic measures are invoked. The delicate balance of an ecosystem is exemplified by Lake Shannon. Over time, a lake ages naturally, and when it reaches the eutrophic stage, it is no longer an open body of water. Sediments and vegetation eventually fill the lake. Under natural conditions, this aging process takes place over centuries of deposition. Man's activities around the lake, however, hasten the natural process. Poor excavation techniques and improper agricultural practices increase erosion, allowing stormflows to carry high levels of siltation and sedimentation downstream. Aquatic vegetation and algal growth is stimulated by nutrients in the water, and excessive nutrient levels also are due to man's contributions. A major source of nutrients is effluent from malfunctioning septic tank disposal systems. Clogged disposal fields prevent untreated wastewater from percolating into the soil. Instead of being filtered through soil, liquids pond on the surface and eventually flow downhill where a stream or rivulet will carry effluent into a lake. -36- �The water in Lake Shannon presently is above accepted m1n1mum quality standards, and no public health warning is imminent. Nonetheless, sections of the lake already experience algal and plant growth, a particular nuisance to boaters and swimmers. The algae also is visually unattractive and, in large concentrations, can create unpleasant odors. The presence of excessive vegetation is symptomatic of slowly deteriorating water quality . • The level of nutrients in the lake is dependent on activities occurring throughout the watershed, and not merely on local activities emanating from shoreline and near-shoreline development. Intensive and detailed lake studies are necessary to ascertain the quantity and quality of nutrients, as well as the relative nutrient inputs from natural and cultural sources. Mitigation efforts to improve water quality must consider, therefore, the effects of upstream development. Water quality improvements through nutrient reduction involve structural and nonstructural measures. Structural methods, such as wastewater treatment plants, installed at problem areas upstream, will help ameliorate water quality downstream. Nonstructural measures, which include chemical applications and weed harvesting, currently are performed by lake association members. These actions, however, provide only seasonal relief from nuisance pollution. If a lake study concludes that a large proportion of nutrient input is due to effluent from failing septic systems of onshore residences, a solution is to eliminate the pollution source. A system to take septic effluent away from the lake will alleviate problems from shoreline sources. Establishment of a lake management district is a first step to determine the type of alternative wastewater system to best serve the lake area. Centralized collection systems are very expensive for rural areas, but other technologies exist that may be appropriate. One alternative is the approach to be used at Runyan Lake. The proposal is for a septic tank effluent pump (STEP) system. This system will collect septic tank liquid from all homes in the service area and transport the liquid by forcemain pressure lines to a central point for treatment and disposal. The treatment method proposed is a conventional tile system using alternating fields. The disposal fields will occupy a site physically away from the lake, and possibly even out of the lake drainage area. The tile disposal fields will allow effluent to percolate into the soils for nutrient removal. The Future Land use Map indicates generally favorable soils for the SR district proposed for the Lake Shannon area. Moreover, the SR district abuts commercial and industrial districts. The mixed land uses within this combined area can technically be served by decentralized small wastewater treatment systems. The future implementation of such systems will allow land use development of the type and intensity recotm1ended in the Master Plan. Furthermore, land use impacts on the environment will be minimized by the utilization of small wastewater treatment systems. -37- �COMMUNITY INVENTORY/PROFILE Natural Systems A most apparent physical attribute of Tyrone Township is the diverse character of the natural landscape. The landscape or terrain is not a featurele~s plain devoid of any topographic relief, but is, in fact, a panorama of steep wooded hills interspersed with open cropland, brushy hillsides and marshy lowlands. The natural systems inventory describes the myraid of components that comprise the physical env i ronment. The interrelationships between these components and impacts caused by man's cultural activities are identified. Moreover, inherent in the natural components is a range of properties that help determine the degree of suitability or unsuitability for land use development. These properties are examined in greater detail. Finally, policy planning measures to help protect the physical resources are discussed. 1 Topography Topography refers collectively to the physical features of an area. Included in a topographic description are landforms, elevations, slopes, and drainage. The major landforms in the county are glacial in origin and are illustrated in a reprint from the Environmental Review Notebook for Livin ston County. This reprint, contained in the Appendix, is entit ed "The Glacial Formation of the Livingston County Landscape, 11 and is a companion document to "An Environmental Review System for Livingston County," of which a portion of Chapter 3 also is included in the Appendix. 1 To highlight and help identify the landforms in Tyrone Township, Map 6, titled "Land Elevations in Tyrone Township", was prepared. This map utilizes the standard USGS topographic quadrangle map as a base. To obtain complete coverage of the township, parts of four maps were assembled into a single composite base map at a scale of one inch equals 2,000 feet. For reference purposes, the four maps used to produce the composite map are the Linden, Fenton, Hartland, and West Highland seven and a half minute series quadrangle maps. The shading on the map depicts the range in elevations, in feet above sea level. The highest point in the township is in the northeast quarter of section 15. Interpolating the ten foot contour intervals on the USGS maps, the highest elevation lies between 1,230 and 1,240 feet. Assuming that the accuracy of these maps is reasonable, then Tyrone Township has the highest point in the county. The previously acknowledged highest point - between 1,200 and 1,210 feet on a hilltop in the GM Proving Grounds in Brighton Township - is relegated now to second place. The lowest point in Tyrone Township is the outlet of Hoisington Lake, where the elevation is about 858 feet, the same elevation as the lake surface. The lowest elevation in Tyrone is at least twenty (20) feet higher than the lowest point in the county. The county's lowest point is between 830 and 839 feet, and is located in section 6 of Deerfield -38- �Map 6 LAl~D ELEVATIONS HJ TYRONE rovmSHIP -- Feet above sea level 1200 - 1250 11 50 - 1199 11 00 - 1149 1050 - 1099 iL.=.=:=.=.=.=.=:=.·.·.=::: •.J 1000 - 1049 950 - 999 H:m"""WEJ 900 - 949 I~~~~:::::::::::::::: ··· ················• 850 - 899 0 , . . . . . . . . . . . . . . . . . . . LI. ........ _ . . , ½ 1 scale in miles ·.·-:-::::-.•.· ..-'.<.:: . 1!ii!ii1liilI N A t;•·•. . I iiiii1;; !;:,. ••••••~·-?1rt t~t~;4µ.;~~~$~§~~~illiJllillll~~~~Jliilii Map rrppared by LCrc staff 1 OeL )Q84 fr-on USGS 7 , minutP quadranqle maps . �Township where the south branch of the Shiawassee River flows north through a culvert under Lovejoy Road. The vertical difference in topographic relief in Tyrone Township is about 375 feet. It is unrealistic to compare this figure with relief differences in mountainous communities in other parts of the country, but in the glaciated areas of southeast Michigan, the 375 feet represents a substantial difference between the highest and lowest points in a community. Brighton Township, by comparison, has a difference in relief of about 330 feet. The highest point in Tyrone is a prominent feature on the landscape. It sits atop a highly visible knoll with sloping sides deep with deciduous trees. If someone was to characterize, in a very general fashion, the land uses existing on localized high point elevations throughout lower Michigan, the most common uses seem to be ski resorts, orchards, and vineyards. Tyrone scores with two of these uses, a private ski club and a commercial orchard. The ski slopes are conspicuous features, particularly in the winter when man-made snow is contrasted with barren hillsides. The orchards flank the western slope of the knoll. The sloping land produces moving air currents that protect the fruit trees from killing frosts. The Elevations Map is useful also because the elevation ranges outline physical landforms. The shading patterns clearly show the oblongshaped knoll with the high point elevation. The patterns also reveal a noncontinuous ridge of higher ground trending north-south in the eastern sections of the township. The ridges were formed by retreating glaciers and meltwaters. If the elevations map is correlated with the township soils map produced by the U.S. Soil Conservation Service (SCS), the soils types help identify the glacial feature. For example, the hill containing the ski facilities is composed mainly of stratified deposits of gravelly sand, and probably was built up by meltwaters pouring off the ice front. These deposits are called kames. The ridge tops in Sections 2 and 36 are of similar soil composition. Other hills mainly in sections 23, 25, and 26 are composed of unstratified materials deposited directly by glacial action. Where the materials were deposited as sediment over broad areas, till plains were created. The majority of soils in the Township are loamy in texture and were derived from glacial till. Organic soils exist along stream channels and around the shorelines of several glacial lakes. Organic soils were formed from decayed vegetation that accumulated in depressions left by retreating glaciers. In some areas, peat and muck formed, but in other areas, vegetative material substantially is unchanged since deposition. Runyan Lake is of glacial origin, and along the shoreline are three types of muck soils that have varied degrees of decomposed matter. Interrelated with land formation and elevation are slopes, soils, and surface drainage. All these elements require proper consideration and evaluation during the land development process. Many areas of Tyrone Township have slopes that exceed twelve (12) percent. In fact, small localized areas have steep ridges with over 25 percent slopes. Slopes greater than 12 percent place severe limitations upon development. Beyond interrupting fragile drainage systems, development on steep slopes results in increased stormwater runoff, soil erosion, and stream sedimentation. Poorly regulated hillside development increases environmental hazards that may lead to increased public expenditures and -40- �services. Personal health dangers may result, for example, if onsite wastewater treatment systems are placed on slopes exceeding 12 percent. Steep slopes will cause untreated wastewater to collect and flow rapidly overland, thus precluding any slow downward percolation into the subsoil. Properties of the subsoil aid in assimilating and removing impurities in the wastewater. Untreated wastewater may contaminate domestic wells, possibly leading to costly construction of a public water system. Terrain features with steep slopes generally have underlying soils with high permeability rates. These areas can be groundwater recharge areas because of their ability to transmit water through the soil to replenish groundwater supplies. Development on these sloped lands decreases percolation into the soil, thereby reducing groundwater recharge and increasing overland runoff. Increased runoff intensifies soil erosion and creates downstream flood hazards. Disturbance of steeply sloped areas (e.g., through improper agricultural practices) adversely impact soil stability and increase soil erosion. The removal of vegetation deprives the soil of the stabilizing influence of roots. Moreover, the loss of vegetation lowers downstream water quality by increasing siltation. Hillside development can destroy the natural features that make a community a desirable place to live. Degradation of steep sloped areas deprives a community of its attractive and distinctive setting, reduces real estate values, and instills an unfavorable image of wanton disregard for our natural resources. Three approaches used to are: regulate development in areas of steep slope • decreasing the density of land development as slope; a function of • the guiding principles approach, which is relatively free of exact standards, but which emphasizes case-by-case evaluation on the basis of a number of specific development policies; and • a suitability analysis based on criteria related to soil characteristics. The process uses single factor overlays, with each overlay depicting a variable or subvariable that is both a representative and quantifiable criterion for specified land uses. The first used very of slope, soil. It technical approach, relating land use density directly to slope, is not often because degradation of slopes is a function, not only but also of type and intensity of vegetation and type of is, however, a useful option for communities with limited resources. The second approach, the guiding principles approach, is not recommended unless a community is committed to expend resources necessary for development, organization, and implementation. The third approach is recommended for Tyrone Township. An overlay analysis utilizing published soils data is convenient in practice and understandable in concept. Identifying properties of soils with -41- �sensitivities toward certain land uses, allows for consideration and adoption of land use regulations based on technical data. The soil suitability overlay analysis is presented elsewhere in this plan, but a brief introduction to the process is presented in the following paragraphs. • Soils , Development suitability of a specific lot or parcel of land is dependent largely on characteristics of the soils present on the site. This is true especially of an area such as Tyrone Township, which relies almost exclusively on onsite wastewater treatment systems and domestic wells. Understanding land suitability is, therefore, very dependent on a thorough knowledge of soil composition. Several of the soil characteristics and properties useful in land use suitability analysis are listed in Table 2. The characteristics have application for a broad range of land uses, including residential, commercial, and industrial uses. The variables listed under each characteristic have suitabilities for specific land uses. For example, soil variables ideally suited for construction of a dwelling or commercial building, with basements, include seasonal watertable depths of four feet or greater below the surface, and bearing capacity rated good. Also, shrink/swell potential should have at minimum a low rating, with surface drainage at least moderately well drained. Determining sites suitable for specified land uses or related activities is accomplished by a mapping technique utilizing overlays. Each soil variable considered suitable for a use is constructed as a single factor overlay on a sheet of clear acetate superimposed over a base map. The number of overlays produced is a function of the number of soil properties considered suitable for different land uses. All the constructed acetate overlays are placed in a master reference file. Individual overlays are selected from the master file for use in the analysis process. The first step in the process is to select from the file those overlays that in combination are most suited for a designated land use activity. If the use activity is location of septic tank disposal fields, the suitability overlays selected from the file would include variables, such as moderate subsurface permeability, slope less than or equal to six percent, watertable depth greater than three or four feet below the surface, and phosphorus adsorption capacity rated good. The overlays are all superimposed over a base map, thereby creating a composite map depicting the locations most suited for placement of disposal fields. Each overlay factor is indicated by a uniform green color, so that as each one was overlaid, several shades of green appeared where suitable data overlapped. The degree of shading is a function of the overlapping data, but the shade of green that is the most suited will be the darkest tone. Given the criteria used in selecting the variables, the darkest green areas in the composite map represent the most favorable areas for disposal field placement. The lighter tones of green indicate the areas less suitable for that use. An acetate overlay is made of the darkest green areas to retain a copy of the suitability composite. After the analysis process is completed, the variable overlays are returned to the master file. The overlays then are available for additional land use analyses. -42- �TABLE 2 Soils Found Within Tyrone Township: Physical and Chemical Characteristics Useful in Land Use Suitability Analysis Keys: Soil ~ fs - fine sand 1s - 1oamy sand sl - sandy loam 1 - 1oam cl - clay loam Map Symbol Subsurface Permeability Phosphorus Adsorption slight moderate severe MWD SPD VPD V H M L VL - moderately well drained somewhat poorly drained very poorly drained variable Surface Drainage Shrink/ Swell Potential Bearing Capacity WD MWD PD VPD H - high M - medium L - low V - variable G F P VP Mapping Unit* - well drained moderately well drained poorly drained very poorly drained Water Septic Table Field Depth Soil Type Limitation (feet) slight mod-sev mod severe severe 4+ 1-2 2-3 1 muck sl sl sl 1 severe severe slight severe slight 1-2 Houghton Locke Metea Miami Oakville Oakville muck sl 1s 1 fs fs/1 severe severe mod-sev slight slight slight 0 1-2 3+ 4+ 4+ 3+ Owosso-Miami Pewamo Rifle Spinks-Oakville Warners Washtenaw sl cl muck 1s 1 silt mod severe severe slight severe severe Bt Bu Bw By Cc Boyer-Oshtemo Brady Bronson Brookston Carlisle muck Cv Ed Fo Gd Hl Hm Conover Edwards Fox Gil ford Hillsdale Hil 1sdale-Miami Ho Lo Mn Mo Oa Ok Om Pc Rf Sv We Wh Septic Fields Limitation ls ls 1s 1 1 0 0 4+ 1 4+ 4+ 1 0 4+ 0 l Subsurface** p Permea- Absorpbil ity tion MWD MWD MWD VPD MWD L L L H VL - - high medium low very low good fair poor very poor Range Shrink/ Swell of Paten- Bearing Slopes tial Capacity ( 't) Surface Drainage SubSurface** Texture WD PD MWD PD VPO sandy c1ay loam sandy clay loam sandy loam clay loam muck L L L L-M L-M V VPD V MWO MWO SPD H VL M-L L M M PD VPD WO PD WO clay loam marl gravelly sand gravelly sand sandy loam MWO MWD SPO SPO MWD MWD VL M M H VL VL VPD PD WO WO WD WD muck sandy loam clay loam loam fine sand fine sand L M L-M L L VPD VPD MWD MWD V VPD M-H H VL M VL H WO PD VPD WD VPD PD clay loam silty clay loam mucky peat loamy sand marl silt loam M M V L V L F F F F VP F V VP L F F L L V F VP G F F p p F F VP F p p Notes: * The fo 11 owing soil types occur throughout the township. but are unclassified due to their wide variability in characteristics Ad Bp Fr Gr La Md - ** Subsurface characteristics represent soil type at a minimum of 40 inches below the ground surface Alluvial land Borrow pits Fox-Boyer complex Gravel pit Lake beaches Made land -43- 0-25 0-2 0-2 0 0 0-6 0 0-12 0 2-25 2-12 0 0-4 0-12 0-25 0-6 0-6 0-18 0 0 0-25 0 0 �Each analysis process produces a suitability composite map depicted in a range of green colored tones. To 11 save 11 a copy of a composite for future reference, a second-stage acetate overlay must be made. As the process evolves, a number of composites are produced. A composite singularly represents areas of suitability for a particular land use. If the land uses are compatible, then their respective second-stage composites can be combined or superimposed to produce a third-stage overlay. The third-stage overlay represents areas of suitabilities for compatible land uses. For example, a third-stage overlay is created when the second-stage composite of areas suitable for septic tank disposal fields is combined with a similar composite showing areas suitable for single family home construction. The third-stage overlay thus produced shows areas suitable for single family homes utilizing onsite wastewater treatment systems. This composite map is highly useful because all single family dwellings in Tyrone Township must rely on onsite systems for sanitary waste disposal. The single factor overlay analysis process based on soils data is a helpful tool for land use planning decisions. The accuracy and reliability of the overlay composites is conditioned on the technical data reported in the SCS Soils Survey. There are stated limitations to the data, and the overlays were prepared with this realization. In addition, the soils suitability analysis is not a substitute for a detailed onsite investigation. A thorough site investigation is recommended no matter what the proposed use. • Vegetation Another important factor that any land suitability analysis must consider is vegetation. Vegetation includes indigenous woodlots, grasses, and bushes as well as trees and shrubs planted by landowners. The importance attached to vegetative cover is a function of its demonstrated capability to: • • • • • • • • • • stabilize slopes retard and prevent erosion control stormwater runoff improve and conserve water quality and quantity maintain local microclimates filter the atmosphere enhance visual amenities fortify personal privacy buffer noise and attenuate light provide wildlife habitats The wooded areas of a community are of undeniable intrinsic value, yet that value is lost irretrievably during the development process. Sites are often denuded totally for building construction because standing trees and attendant root systems interfere with machinery and hinder utility installation. While finished projects are often landscaped and replanted with trees, much of a site's intrinsic value is lost during construction. Tree cover serves as a braking mechanism softening the impacts of precipitation on exposed soil layers, and thereby decreasing stormwater runoff and the potential for soil erosion and down slope siltation. Similarly, root systems, dead leaves and fallen needles -44- �naturally control erosion. Trees also improve percolation of water into the ground helping to replenish groundwater supplies. Woodlands serve as wildlife habitats for many types of plants and animals; therefore, they are important factors in ensuring the preservation and protection of wildlife. Trees also act as physical buffers against unwanted noise and lights. In addition, trees play a useful role in controlling microclimates. Deciduous trees help conserve energy by shading ,buildings in the summer, but allow the sun's rays to filter through producing a warming effect in the winter. Trees also act as windbreaks against damaging winds. Conifers and evergreens protect against cold winter winds if positioned properly on a homesite. Tyrone Township is fortunate to have expansive areas of natural vegetation and woodlots. Wetland marsh, grasses, and trees characterize the lowlands surrounding most of the major streams and creeks. Trees often found in lowlands are elm, red maple, aspen, white cedar and tamarack. Upland trees dot the high stream banks, as well as steeply sloped terrain paralleling both sides of Fenton Road. Trees found typically on uplands include oak, hickory, sugar maple, ash, cherry, beech and basswood. In other parts of the township, extensive clearing for agriculture has created scattered woodlots separated by cultivated fields and, more recently, by residential developments. The scattered woodlots also are a significant stands of mature trees serve as natural dividers segregating adjacent land uses. The woodlands are tant to potential residents and are, in fact, one tics that makes Tyrone so appealing to developers. resource. The many of the landscape, a tremendous attracof the characteris- Retention of natural vegetative and wooded areas will benefit the township in many ways. These areas represent both a precious resource and a "marketable" community asset. Future land developers should be encouraged to retain a site's natural amenities whenever practical. • Wetlands Wetlands include marshes, swamps and low areas between dry land and open water. These areas are typified by poor surface drainage and standing water. The community resource value of wetlands relates to several factors. Wetlands act as a natural filter to keep inorganic materials out of the water supply. They trap and absorb nutrients that may cause undesirable algal and other plant growth in open lakes. Sediment is also trapped, which helps to decrease turbidity levels in the lakes. Wetlands and marshes act as sponges to retain water during prolonged dry spells. During periods of high water, flooding is controlled as rising floodwaters are absorbed by wetlands; this action also mitigates flood damages by decreasing the velocity of rapidly moving floodwaters. Wetlands provide for recreation opportunities; fishing and hunting are popular sports. Some wetlands are ideal for nature walks, berry picking, and scenic enjoyment. From an environmental educational and research standpoint, wetlands are invaluable as outdoor classrooms and laboratories. Certain types of wetlands are excellent places to learn and understand the processes on how they were formed and the roles they serve in the water regimen. -45- �Land development has placed stress on the natural assimilative capacity of wetlands. Covering the land with impervious surfaces has decreased natural infiltration of stormwater and increased overland storm flows. Compounding the problem is the continual loss of wetlands to dredging and filling. With less and less wetland area available to accommodate increasing amounts of runoff, large land developments are required to provide • onsite retention or detention impoundments to control stormwater flows. These structural requirements add to development costs, with such costs borne commonly by consumers and the general public. Protecting wetlands will reduce these public costs. Public Act 203 of 1979 provides for the preservation, management, and protection of wetlands throughout the state. This "Wetlands Act" was adopted to stop the wanton destruction of important wetlands. Its provisions regulate the use of wetlands over five (5) acres in size, but can protect wetlands under this size if DNR determines that the area is essential to the preservation of natural resources from pollution, impairment, or destruction. Act 203 area. through adverse does not prohibit totally a landowner from developing a wetland The act contains controlling measures to guide development a permitting process. Several mechanisms for controlling impacts on or adjacent to wetlands include: • Controlling land uses - development is allowed only if it can be demonstrated that the proposed use will be compatible with the functions of wetlands. • Controlling development in areas adjacent to wetlands - this is accomplished usually by buffer zone or setback requirement. • Controlling development throughout the drainage area - local need for wetland protection is largely a function of the quality of water protection in the entire watershed. • Rivers, Streams and Drains Tyrone Township falls within the surface drainage area of the Shiawassee River. Overland stormwater flows in a general northwest direction in the township. Runoff flows down natural gradients toward two major streams. Surface drainage from the southern and western sections of the township collects in courses flowing into North Ore Creek, which is also the inlet stream to Lake Shannon. The lake discharges through the dam spillway, and flows north through a wetland where it exits the township in Section 7. Stormflows in the central and northern sections of the township are channelled toward Denton Creek, into Runyan Creek and Hoisington Lake, then outlet the township in Section 6. Some modification of watercourses has occurred in parts of the township. Air photos show that major work was performed on the stream flowing out of Tyrone Lake, and was centered in Sections 27, 18 and 34. To improve drainage through this area of seasonally high water table -46- �and muck soils, the stream course was straightened and channelled. Dead trees and branches blocking the natural flow were removed, as were trees and brush impeding the current along the banks. It is unclear when the work was performed, but it could have been done years ago when the township maintained their own drains. More recently, it could have been done when Tyrone Lake was created, or when natural gas pipelines were laid through this area. In general, the streams in the township have n9t been degraded by excessive channelization. Substantial wetland areas are still found along the streams. Many communities learn about surface water the difficult way - when it becomes unusable or through flooding. Staff research has found no evidence that any of the streams in the township are polluted now or ever have been polluted. Sources of pollution can be from egriculture, residential, commercial, industrial - even recreational uses (e.g. fertilizer runoff from golf courses). A potential source of contamination affecting the township is a hazardous waste spill from an overturned truck on US-23. The expressway was the route used to haul contaminated wastes from the Berlin & Farro site in Swartz Creek to a licensed hazardous waste landfill near Cincinnati. The artery carries a lot of interstate truck traffic. Emergency preparedness teams at the county sheriff's office, state police post, and state DNR are on call and ready to react in case of an accident. Local emergency preparedness planning is coordinated by the county sheriff's office. If the township does not have a representative on the planning committee, an effort should be made to have a local official appointed to this committee. Over the years, storms and floods have created havoc in the Tyrone community. During at least two major events, heavy precipitation throughout the North Ore Creek Watershed created floodwaters that destroyed impoundment structures on Lake Shannon. In 1968, flood currents washed out a temporary spillway and caused heavy damages to shoreline properties. The second major flood occurred in 1975 when the emergency overflow outlet was destroyed again. Upstream, the Hartland dam was destroyed causing a wall of water to rush downstream. Along the way, it also devastated the dam at Parshallville before hitting Lake Shannon. Fortunately, no lives were lost, but again, property damages were severe. It could have been much worse downstream if the extensive wetland below the Lake Shannon dam had not absorbed and slowed down the rushing floodwaters. The dam was repaired, and today, Lake Shannon is a popular recreational and residential subcommunity. When wetlands and streams are protected and preserved, they are invaluable resources for the community. They perform important natural drainage and water storage functions that would otherwise have to be provided by costly public works projects. Watersheds having flow characteristics that have been adversely altered can contribute to flooding problems downstream. Additionally, increased runoff and sedimentation from land use and development can cause irregular flow, and prevent groundwater recharge, thus creating low and irregular groundwater resources. Sensitive areas such as watercourses must be protected. Several recommendations have been developed by agencies responsible for such matters. These policies have been formulated with an eye toward existing legal constraints, natural system constraints, and preferences -47- �existing legal constraints, natural system constraints, and preferences and constraints identified through discussion with Tyrone Township planning officials. • It is suggested that the simplest and most direct method to provide stream protection would be to require an undisturbed setback from the edge of a watercourse that may vary from 100 to 150 feet. The objective is to keep the land in its natural state. Within this zone, from the bank to a specified point landward, trees and other significant vegetation should be undisturbed in order to filter the water, prevent possible nutrients from reaching surface water, and protect from erosion. • Site plan review must consider in a coordinated manner the impact of a proposed development upon the natural drainage system. This process can review the impact of development and forestall dramatic impacts on the township's water resources, thereby reducing the need for costly public works. • Lakes The lakes in Tyrone Township are important natural features in the landscape. They offer recreational opportunities for numerous people, provide homesites for many residents, are habitats for wildlife, and control floodwaters. There are about twenty five waterbodies in the township ranging from under one acre to over 200 acres in size. Lakes, five acres or greater in size, are listed in Table 3. The lake names, if listed, are taken from public records. TABLE 3 LAKES OF 5 ACRES OR MORE IN AREA LAKE NAME SECTION # Stearns Lake Hoisington Lake Clough Lake Runyan Lake Unnamed Good Fe 11 ow Lake Sullivan Lake Unnamed Pearson Lake Unnamed Lake Shannon Lake Tyrone 5 6 6,7 9 9 10 12,13 13 24 25 19,30,31,32 34 Source: AREA IN ACRES 32.0 125.0 7.8 165.0 5.5 8.2 23.0 6.3 6.2 8.3 313.0 (212 in Tyrone) 97.7 ( 41 in Tyrone) Michigan Lake Inventory Bulletin No 47 Michigan Department of Natural Resources -48- �The lake of greatest size is Lake Shannon, with an area around 313 acres, of which 212 acres are within Tyrone Township. As mentioned earlier, it is a man-made lake formed by damming North Ore Creek. Another large man-made lake is Lake Tyrone. This lake was originally a three acre lake named Russell Lake, but a dam was built at a higher elevation engulfing the smaller lake and creating the existing waterbody . • Runyan Lake and Hoisington Lake are natural waterbodies, probably of glacial origin when ice-gouged depressions were filled by inflowing streams. The lakes have natural inlets and outlets, although Runyan Lake now has a mechanical flow control outlet to maintain lake level. The remaining township lakes are mainly natural in origin. The land surrounding inland lakes is subjected to intense development pressure. Much of the lake front property in Tyrone Township is developed intensely, because platting activity began years ago. Runyan Lake property originally was platted in the 1920s and 1930s, while Lake Tyrone experienced initial platting in the late 1940s. Plats of land divisions around Lake Shannon first were recorded in the early 1960s. People enjoy living near water because of the recreational opportunities offered by and the inherent beauty of lakes. Yet because of the way we live, we often destroy or damage the very amenities that allure us. The cumulative effects of lakeshore development have intensified in recent years. Lakeshore homes previously were used only for weekends and summer vacations. New expressways and interstates constructed in southeast Michigan expanded commuting distances and reduced driving times to workplaces. As a result, vacation homes became year-round dwellings. City dwellers changed to rural living at the same time modern conveniences, such as garbage disposals, automatic clothes washers, new detergents, and water softeners were introduced to society. Everything that occurs in a lake community, from fertilizing to leaf burning and to motorboating, the land around it. Land and water use problems from one another; lake problems such as pollution land use activities within the watershed. dishwashing to lawn affects that lake and cannot be separated are largely due to The history of local regulation of lakes is short but complex. Because quality of a lake's environment is affected by many land uses in the watershed, the land use control is complicated by a number of considerations. For example, nuisances such as weed control and algae growth could require~ of the following actions, and more: • Curtailing the flow of nutrients, which may cause nuisance growth, by closely monitoring septic tank usage, and agricultural and feedlot runoff. • Curtailing or stopping the use of lawn fertilizers and prohibiting fall leaf burning along the lake shore. • Enforcing vigorously the Soil Erosion and Sedimentation Control Act, Act 347 of 1972, as amended. -49- �• Preserving natural vegetation and reforesting along the shore to allow it to serve as nutrient filter, sed i ment trap, and erosion control. • Cutting and harvesting aquatic weeds . • Disputes regarding taxation, pest controls, controls on boating, protection of fish and wildlife, public access and maintenance of lake levels are but a few of the issues raised by lake use and/or lakefront habitation. A thorough analysis of each lake, designed to assess the current situation and measure steps toward water quality objectives, offers the best solution to lake problems in Tyrone Township. -50- �Community Systems Contained within this section is an examination of the pattern of land use development within Tyrone Township. The existence of specific uses within the community, along with the type, location, intensity and size of those uses, exerts a tremendous influence over development of future land uses. The type, intensity and location of future land use often reflects those which currently exist. Of interest in this examination was both private and public development activity. Public 11 investment 11 within the community influences land use decisions. In some instances this investment takes the form of public infrastructure such as roads or utilities. In others, it is such facilities as a government building or school system. The information presented here is primarily in the form of inventories of uses or facilities or services. The presentation of that information includes a map of existing land uses (see Map 7, Existing Land Use). The intent is to gain an understanding of a unique aspect of the community. It is not directed at site specific considerations, but instead at a pattern of development at the township level of detail. An understanding of the form and type of existing land use, and the nature of public and private investment, in a community is critical to the planning process. • Agriculture Agriculture represents the largest category of developed land uses within Tyrone Township.* Approximately 23% of the township's acreage (see Table 4, Land Use in Acres) is devoted to agricultural use. The agricultural activity is found primarily in the western portion of the township. Over 41% of the total acreage in agricultural use is located in the eight sections west of US-23 and south of Hogan Road (17, 18, 19, 20, 29, 30, 31 and 32). There is also a significant concentration of agricultural use in some of the southern most sections east of US-23, with sections 28 and 33 containing an additional 682 acres (13% of the total). Very little agricultural land is found in the northern portion of the township. The two northern tiers of sections (1-12) which comprise 33% of the total land area of the township contain less than 13% of the total acreage devoted to agriculture. The northeast area (sections 1, 2, 3, 9, 10, 11 and 12), quite predictably, contains only 7% of the townships total agricultural acreage. * The term 11 developed 11 is a relative one and is used in contrast to such 11 undeveloped 11 land use categories as water, vacant and woods/recreation. Other 11 developed 11 land uses, along with agriculture, are residential, industrial/commercial and public/semipublic. -51- �T4N.-R.6E. TYRONE I Map 1 EXISTING LAND USE . . Residential- densely populated ■ Residential - individual houses ~ Industrial, extractive, utilities A Commercial Agriculture ~ Woodlots ~ Recreation Vacant lIIIIIlII1I r c::J 0 ~ .... ½ 1 scale in miles ~ "' •~1l1:-,1, _,,,, ,-,I' ... ,~-,; ,_. , ~ - ,_,_,-:-: .. ,\,1 - .... , , \ ¼ 'II{ ~ N 'II{ 0 Source: Hap prepared by LCPC staff July 1984 J -12 DELTA LANO SURVEYING 6 110 W FIIIIST ST ZJ& N LEIIOf ST ENG • INC FUHT ~Elf1tlll ........,. IIEY. 19M - LEGEND C ED li,■ aV[l c;Jl'AV(L __ , , ,_..., ... •Nd• ... ,,.,.. ft•• Br �• • TABLE 4 LAND USE IN ACRES • Agriculture W'.xrls Recreation 1 2 3 4 5 6 7 8 9 10 ll 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 123.1 85.7 45.6 130.0 0.0 54.1 ll5.0 15.0 10.0 10.0 0.0 95.0 242.0 216.0 135.0 70.0 525.0 338.0 306.6 212.0 85.0 193.0 193.0 249.0 21.0 44.0 87.0 206.0 276.0 20.0 175.0 293.0 476.0 'IDI'AI.S Sec# Public SemiPublic water Residential Vacant 4.3 4.6 10.8 27.4 52.8 123.2 2.2 1.5 159.0 6.0 2.0 14.0 27.0 0.0 0.0 1.0 1.0 0.0 60.2 0.0 0.0 13.0 0.0 15.0 7.5 0.0 9.0 0.0 35.0 220.0 345.0 247.0 310.0 66.0 330.5 409.0 356.35 243.0 215.0 284.1 249.3 53.4 36.0 348.8 156.0 200.2 o.o o.o 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.0 0.0 50.0 0.0 0.0 0.0 0.0 0.0 o.o 41.0 0.0 0.0 78.0 173.7 62.4 180.0 251.5 16.0 14.0 58.0 168.4 155.0 165.0 80.0 153.0 82.0 45.0 55.0 10.0 5.0 68.2 17.0 llO.O 12.0 14.0 2.0 62.0 24.0 40.0 51.0 43.0 133. 7 75.0 21.0 21.0 140.2 100.0 220.0 327.3 309.1 232.0 224.6 229.9 317.7 284.6 220.5 168.6 336.0 303.0 258.0 108.0 222.0 215.0 424.0 15.0 196.0 40.0 106.3 0.0 289.2 76.0 104.8 128.0 188.7 290.0 130.0 132.0 150.0 173.0 llO.O 80.0 210.0 70.0 52.0 297.0 170.0 191.0 100.0 170.0 123.0 308.0 219.0 163.0 146.65 140.0 100.0 95.2 60.0 265.6 103.0 llO.O 188.0 179.8 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 5282.1 23% 5419.25 24% 735.2 3% 2906.1 13% 8299.95 36% 392.4 2% 5.0 .02% o.o 4.0 107.0 30.7 7.0 4.0 Total township acreage= 23,040.0 Source: Utilities Extractive Industrial Camercial Table cacpiled by ICPC staff fran field work and aerial photography Novanber 1984 -53- o.o 1.0 66.9 0.0 0.0 o.o 0.0 35.5 55.0 4.0 1.0 20.0 20.0 0.0 40.0 35.0 20.0 37.0 0.0 0.0 0.0 0.0 5.0 0.0 0.0 o.o 2.0 1.0 1.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 o.o �While there are significant concentrations of active farmland which can be identified, agriculture as a land use is declining in Tyrone Township. This is evidenced by examination of past rezoning activities, which focus on change from agricultural to intense classifications. The decline ~n the northern area is to be expected, both because of the surrounding land use pressures and the nature of the soils themselves. The inventory of Important Farmlands, prepared by the U.S. Department of Agriculture Soil Conservation Service (SCS), shows very little prime farmland in the northern portion of the township. There are significant amounts of prime farmland and unique farmland found in other portions of the township though, according to the SCS inventory. The case for preserving the agricultural production capabilities in this area is strong. Agriculture is one of the major components of the state economy as well as one of Michigan s largest and most stable industries. It is also one of the least service demanding of developed land uses. 1 The problem of farmland retention is not an easy one, especially in areas like Tyrone Township where new homes are locating. The problem is not simply one of preserving farmland but is related to larger land use issues affecting all development. Property tax assessments for farmers have increased in conjunction with urban service demands in rural areas. These demands have created a strain between urban and rural land uses. There are several potential solutions aimed at resolution of issues pertaining to farmland preservation. However, the answer is not to be found in one solution but rather in a comprehensive, multi-level approach. It seems advisable to ensure that public policy not cause those agricultural uses presently in operation to go out of production unnecessarily. In 1974, the Michigan Legislature passed Act 116, the Farmland and Open Space Preservation Act. This particular legislative solution addressed the need to relieve tax burdens upon farmland. This tax incentive solution in which land will remain in farmland production or open space for a minimum of ten years has been used in Tyrone Township by only a few farmers at this time, totalling 737 acres. Another major tool being used to address the problem is zoning regulations. A successful attempt at preserving agricultural land through zoning depends upon three factors: (1) degree of public commitment; (2) availability of factual information; and (3) the proper construction of the Ordinance. As with any public program, success is dependent upon support available from within the community. In the absence of a public commitment to preserve agricultural lands, it will be difficult to enact the zoning controls needed. When and if controls are approved, township officials will still face a difficult task in attempting to preserve rural lands from urban uses. The granting of a few requests for non-agricultural uses in agricultural zoning districts without a substantial reason for doing so may destroy the integrity of an agricultural zoning technique, -54- �and weaken the position of the governmental unit if litigation should subsequently occur. Factual information was largely unavailable to township officials prior to beginning work on the Master Plan because the inventory of Important Farmlands for Livingston County was published only recently. The last factor, proper construction of the Ordinance, is dependent upon the quality of information gathered. Once land capabilities have been delineated and other pertinent informational inputs gathered, the starting point for determination of the zoning district boundaries can be identified. Areas of subdivided land, land served, or proposed to be served by public sewer and water, land adjacent to intense urban development and land parcels too small for inclusion in agricultural operations should not be included in an agricultural zoning district. These are the major inputs which would be needed to begin development of a meaningful agricultural zoning district in Tyrone Township. An attempt should be made to place public infrastructure investments in areas that do not encourage conversion of farmland (i.e., road investment and sanitary sewer should be reviewed with preservation of farmland in mind). • Residential Residential development in Tyrone Township occurs throughout the community and takes a number of shapes. In the extreme northern portion of the township there are residential subdivisions which are basically suburban in character. Surrounding such major water bodies as Lake Shannon, Runyan Lake and Tyrone Lake are lakeshore developments which are relatively densely occupied areas. Scattered throughout the remainder of the community are individual, single family, rural-residential developments located on relatively large lots. These three residential development styles represent the differing attractions which Tyrone Township offers to potential new residents. A suburban lifestyle close at hand to more urbanized areas; a recreation orientation around the lakes; and a rural/open space environment separate from the close proximity of neighbors and urban development. There is a sub-category of the suburban style which does exist. Interspersed through the township, though occurring perhaps more frequently in the southeastern portion, are rural 11 subdivisions 11 developed on private roads. These are not true subdivisions in the strict sense as they were not developed within the guidelines of the Subdivision Control Act of 1967. Instead they consist of lots created through rural splits of larger parcels. (For a more complete description of subdivision regulations please refer to the complete text of PA 288, The Subdivision Control Act of 1967). A rural subdivision falls somewhere between the lifestyle provided by the suburban subdivision and the large lot rural residential. Lot sizes in the rural subdivisions are larger than their suburban counterparts, providing a more rural atmosphere. At the same time the rural subdivisions result in residential sites in much closer proximity than the large lot rural residential development. -55- �All of the above residential dwelling styles are alike in one sense. Residential development, quite obviously, signals growth in population. With population growth comes additional demand for, and upon, public infrastructure systems. While this subject is discussed at greater length in later sections, a short comment is appropriate here. True rural residential development can often be accommodated with a low level of services. Roadways can be gravel, public utilities avoided and such things as police and fire protection provided on a regional or county-wide basis. At some point though, population growth will generate a volume of use and demand which exceeds the capacity of these rural service systems. When that happens the community must upgrade the systems and, in order to do so, find a way to pay for the upgrading. Adequate preparation for handling the impacts generated by residential growth is a substantial challenge for any community. It is an exceptional one for a community such as Tyrone Township. The increase in residential growth, discussed above, which changes service demands from rural to urban levels is already taking place. One additional residential development issue found in Tyrone Township must be discussed. That issue is the development of relatively dense residential areas surrounding lakes. This is of particular interest when these are structures which have been converted to year round use from seasonal dwellings. Cottage structures were often built on lots considered too small by present day standards and without proper attention to adequate onsite wastewater treatment provisions. Not all of Tyrone Township's lakeshore developments are comprised of seasonal dwelling conversions. In those instances where such structures are in existence though careful examination should be directed at water quality maintenance. The current program underway at Runyan Lake to develop a sanitary sewer system is a classic example. • Commercial Commercial development within Tyrone Township is very limited at present. What commercial development does exist is almost exclusively convenience oriented. Comparison shopping needs are met by the larger, urban areas to the north. As the township experiences growth in the future there will be demand for commercial development. Careful examination must be made of potential developments to determine the impacts these uses will have upon traffic generation, both at the proposed site and on the corridors leading to the site. While convenience shopping uses will, and should, continue to locate adjacent to the areas they serve, there will also be pressure for siting of commercial developments which meet the needs of the larger community. Such uses should be contained within commercial nodes located at points both central, and easily accessible, to larger population groups. The areas adjacent to the freeway interchanges, and at major intersections near the suburban developments, provide logical locations for development of commercial nodes. -56- �• Industrial Very little industrial development exists within the community, other than scattered extractive operations. The most notable exception to this is the Eaton Corporation facility located near the interchange of US-23 and C~nter Road. This very attractive facility is served by its own water supply and wastewater treatment systems. Typically, locating traditional industrial uses within Tyrone Township is a difficult task. Industry is most often associated, and frequently requires, urban services such as sanitary sewers and municipal water supplies. Other than the Eaton Corporation facility and a small facility serving an apartment complex there is no sanitary sewer service in the township and no municipal water supply service other than that which serves the Jayne Hill Farms subdivisions. Recognizing these limitations, light industrial or office-research facilities are the type of industrial uses which the township seeks to accommodate, or even attract. These uses are r.ot typically high in service demand yet they can provide valuable additions to community employment opportunities. • Vacant Vacant, or inactive, lands comprise a significant portion of Township. Nearly 8,300 acres (approximately 36% of the total) the township are currently inactive. By definition vacant lands support a structure nor do they yield a significant, marketable uct. Tyrone within do not prod- Vacant land can play several distinct roles. The first role is a nuisance role. Vacant land with or without abandoned structures can become a health/safety hazard because of vandalism, potential for fire, lack of weed control, rodent habitat suited to infestation. The second role played is somewhat more fundamental. The economic viability of the community is negatively impacted by speculative land purchases that push up the market value of land. This high land cost adversely impacts all existing residents and is particularly hard on residents owning agricultural lands as it increases tax assessments unnecessarily. A third and final role represents an important community asset. Many people are attracted to Tyrone Township at least in part by the existing open space. Vacant land is part and parcel of a particular perception of the community. The residents of Tyrone desire the open vistas, low density, and privacy that these open spaces provide. It is up the the township to determine which role will dominate. The township must foster the community asset role and discourage the nuisances through careful application of land use policies. -57- �• Public/Government Facilities and Services At present the only government building located within the township is the Tyrone Township Hall. The building was constructed in 1967 and replaced the original town hall which had served the community for 80 years. The Tyrone Township Hall contains offices for numerous township officials including the Supervisor, Clerk, Treasurer, Land Permit official and Constables, although several of the officials conduct business from their homes. The Hall also serves as the site for meetings of the Township Board and Planning Commission. Public services, other than those provided by the township officials listed above, originate outside the immediate confines of the community's boundaries. They are, nonetheless, part of the services provided to the community and the specific services, and their source, are listed below. Police protection is provided by the Livingston County Sheriff Department and Michigan State Police. These organizations are located at: Livingston County Sheriff Department 150 S. Highlander Way Howell, Michigan 48843 517 546-2440 Michigan State Police 9995 East Grand River Avenue Brighton, Michigan 48116 313 227-1051 Fire protection for the entire township is provided by the Fenton Fire Department. Supplemental contracts exist with Hartland Township Fire Department, which services a small portion of the southern area of the township (sections 31, 32, 33 and 34), and the Village of Linden Fire Department, which provides service to the western area of the township (sections 6, 7, 18 and 19). Locations of these facilities are: City of Fenton Fire Department 201 S. Leroy Fenton, Michigan 48430 313 629-2242 Hartland Township Fire Department 3205 Hartland Road Hartland, Michigan 48029 313 632-7164 Village of Linden Fire Department 132 E. Broad Linden, Michigan 48451 313 735-4321 -58- �Ambulance service is provided by the Livingston County Ambulance Department and the Fenton Area Ambulance. The ambulance service by Tyrone Township originates from these locations: Livingston County Ambulance 1429 W. Grand River Avenue Howell, Michigan 48843 517 546-5450 Fenton Area Ambulance 207 E. Ellen Fenton, Michigan 48130 313 629-4511 There is public transportation of a limited scope available to Livingston County residents. The Livingston Essential Tansportation Service (LETS) provides door-to-door advance (24 hour) registration between any two points in Livingston County. Until the creation of the Essential Transportation Service, the only transportation alternative to the private automobile was the Short Ways and Greyhound Bus lines stopping in Howell and Brighton. The Essential Transportation Service is a van program funded largely by SEMTA in the initial year of operations, and by the Livingston County Board of Commissioners and fare box revenues in subsequent years. While the vans are available to all residents there is a priority period each morning during which work skill youth are picked up and taken to their destinations. After that period, usually mid-morning, transportation is provided on a first come, first served basis. The LETS system operates Monday through Friday, 6:00 a.m. to 6:00 p.m. Further information on the LETS system can be obtained by corflacting: Livingston Essential Transportation Service 190 S. Highlander Way Howell, Michigan 48843 517 546-6600 Since no school buildings are found within the township, all students are bussed to facilities located in the surrounding communities. The schools which currently contain students from Tyrone Township are as follows: Child of Christ Lutheran School - Enrollment: 3375 Fenton Road, Hartland approximately 13 Fenton Area Public Schools - Enrollment: approximately 739 Eastern Elementary, 600 Fourth Street, Fenton North Road Elementary, 525 North Road, Fenton State Road Elementary, 1161 W. State Road, Fenton Fenton Middle School, 404 W. Ellen Street, Fenton Fenton Senior High School, 3200 W. Shiawassee, Fenton First Baptist Academy of Fenton - Enrollment: 860 N. Leroy, Fenton -59- approximately 17 �Hartland Consolidated Schools - Enrollment: approximately 270 Lakes Elementary, P.O. Box 128, Hartland Village Elementary, P.O. Box 128, Hartland Round Elementary, P.O. Box 128, Hartland Farms Middle School, P.O. Box 128, Hartland Hartland High School, P.O. Box 128, Hartland • Linden Community Schools - Enrollment: aproximately 360 Linden Elementary, 400 S. Bridge Street, Linden Central Elementary, 7199 Silver Lake Road, Linden Linden Middle School, 325 Stan Eaton Drive, Linden Linden High School, 7201 Silver Lake Road, Linden St. Johns Catholic School - Enrollment: 514 Lincoln, Fenton approximately 6 As the list above reveals, Tyrone Township is served by three public school districts, along with three private schools. Map 8, on the following page, illustrates the areas of service within Tyrone Township of the three public school districts. • Transportation Facilities Transportation facilities are one of the most significant determinants of a community's development. The location and type of transportation network influences what type of development can take place and where it can take place. Tyrone Township's transportation facilities are comprised almost entirely of a roadway network which includes state, county primary and local roads. The designations noted above indicate jurisdictional responsibilities and do not officially reflect either the condition of the road or the construction materials used in building the road. From a practical perspective though, the roadways under the jurisdiction of the state are typically of a higher quality and in better condition than local roads. The reason why a difference in road quality and maintenance exists stems from the source of funding for operation of the roadway systems. State level highways are funded through the Michigan Department of Transportation from a budget based on both state generated funds and federal funds which are passed through to the State of Michigan. The Livingston County Road Commission is responsible for both establishing and maintaining the county primary and local road systems. Financial resources for this activity come almost exclusively from the money received from the State Motor Vehicle Fund (SMVF). Approximately 75% of the total budget of the Livingston County Road Commission is, in fact, derived from the SMVF. The other sources of revenue for the Road Commission are federal funds, passed directly to the County, and township contributions. This is of particular importance because of the restrictions governing the usage of SMVF funds. Monies from the SMVF may be expended for construction purposes on county local roads~ to the extent that they are matched by monies from local sources. In fact, under the State Trunk Line -60- �TYRONE T4N.-R.6 E. l V, ,., . ,..., ,, DELTA LANO SURVEYING 1.i'" . IIIIIOt a E,_G , INC S1 Map 8 SCHOOL DISTRICTS Hartland -61- Linden lllllllllllllllllllllllf �Highway System Act (Public Act 51 of 1951) there is a financial requirement that townships contribute money for local road construction. The net result of this situation is that there is, in almost all instances, more money available for county primary roads than local roads. The only manner in which this can be changed is for the township to prov ide the funding necessary for matching the SMVF money. For most townships this would mean creating a special source of revenue, such as a special millage, dedicated to a road fund. Creation of such a revenue source is rarely easy, and is certainly not prevalent in Livingston County. 1 The Livingston County Road Commission, with approval from the Michigan Department of State Highways and Transportation, establishes the county primary road system. The determination as to what constitutes a county primary road is based upon two major criteria, traffic volume and service linkage between activity centers. A documented traffic volume of up to approximately 8,000 vehicles per 24 hour period constitutes a primary road in terms of traffic volume. Primary roads provide intercommunity continuity and they also 11 feed 11 major thoroughfares. Having established this road system, the county can obtain federal and state highway funds to reconstruct and maintain these roads. The primary road network in Tyrone Township, as designated by the County Road Commission, consists of 27.25 miles of roadway: 10.14 miles classified as adequate and 17.11 classified as inadequately surfaced roadway. The paved county primary roads are Old 23, Fenton Road and Bennett Lake Road, in their entirety, White Lake Road, excluding that portion which lies east of Fenton Road, Linden Road, from Bennett Lake Road to the north township border, and Center Road between US-23 and Hartland Road. In addition, Faussett Road from the west township border to US-23, and Center Road, between Hartland and Fenton Roads, are designated as county primary gravel roads. All other public roads within Tyrone Township are designated as local roads and subject to the funding eligibility restrictions noted previously. The only exception to this is the US-23 expressway, which is part of the Federal Primary Road System (though not part of the higher classified Interstate System) and under federal jurisdiction. Maintenance on US-23 is perfo~med by the MOOT. Local roads constitute a very important part of the overall system of roads within the township. This importance stems from the fact that local roads comprise nearly 70% of the total county road mileage in the township: 62.87 miles of local roads vs. 27.25 miles of primary roads. Local roads tend to be gravel surfaced and often considered inadequate in relation to the traffic volume they experience. Nearly 76% of the local gravel roads in the township are classified inadequate. There are hard surfaced local roads within Tyrone Township. They are Linden Road between the south township border and Faussett Road, Runyan Lake Road, Hartland Road between Carmer Road and the north township border, and Carmer Road for approximately 2500 feet south from White Lake Road. All but roughly one half mile of the 17 total miles of local hard surfaced roads are classified as adequate. The traffic volume capacity of adequate hard surfaced roads is approximate-62- �ly 5,000 vehicles per day. However, it is desirable to keep the volume of any local road to much less than 5,000 vehicles per day in order to m1n1m1ze the adverse impacts of noise, and traffic hazards upon residential uses that locate along these roads. Another means of analyzing the roadway network of the township is through examination of the volume of traffic which utilize the individual roads. Map 9 illustrates traffic count data obtained from the Livingston County Road Commission. As can be seen, the highest traffic counts are typically found along Bennett Lake, White Lake and Fenton Roads. That situation is to be expected because of the higher concentration of residential development present in the northern part of the township. Those roads are also, as was noted previously, part of the county primary road network and are designed for higher traff"ic vo 1umes. Of perhaps more significance are the relatively high traffic counts found along Faussett Road in the vicinity of Lake Shannon. Faussett Road, while part of the county primary road network, has a gravel surface. The traffic volumes found along this section of Faussett Road can easily be considered above the capacity of the existing road surface. Map 10 documents the locations of traffic accidents which occurred within the township during the 19 month time period of January 1983 July 1984. Such information can indicate the presence of either poorly designed roads/intersections/entranceways or roads being used beyond their capacity. The concentrations of accidents near busy intersections are easily understood. The existence of numerous accidents along Linden, Fenton and Hartland Roads though, seemingly separate from intersections, would seem to indicate the presence of an existing roadway problem or dangerous entrance. Based upon the information above it is reasonable to state that the roadway network in Tyrone Township is of limited adequacy. Both the road surfaces and the volume capacity of the roads were often determined to be inadequate by the County Road Commission in their evaluation. Identification of a specific careful consideration of the potential solution. Initiation obvious solution but, because of impact upon land development, initiation. solution to this problem requires very impacts which would result from each of a road improvement program seems an the associated costs and the resulting should be examined thoroughly before At present, Tyrone Township has some easily identified roads which certainly warrant consideration for improvement. An obvious example is Faussett Road in the vicinity of Lake Shannon, which would definitely benefit from a hard surface. The introduction of left hand turn lanes and deceleration/acceleration lanes near intersections is an example of potential improvement which could be applied to areas exhibiting high incidences of traffic accidents. The impact of these "improvements" though, will go far beyond merely solving the existing problems. -63- �TYRONE 18 1 - - - - - - - ~l l,. , u 24 ... TRAFFIC COUNTS # of vehicles in 24 hr period year count was taken Map 9 -64- -- -·-· - ----- ~ -- - - -- - -- - - - - �TYRONE 18 T 4 N.-R.6 E. l l 17 ~~ TYRONE CENTER ,. k~~~~,,.;m.r=-==-~~r-4--,..4=-=====-==~-===""==fr==-====e~-------il~ <, '-- 23 22 "' DELTA LAH<> SU"V[YING 6 ENG . "''" ,..,... f>jC ···- ....... TRAFFIC ACCIDENTS from January 1983 thru July 1984 • 1 to 2 accidents • 3 to 5 accidents Map 10 -65- ilW!Q. �The presence of improved roads will surely prove to be an attractant to additional development. Land adjacent to the improved road will become especially attractive to developers. In fact, the presence of the improved road could be construed as having increased the value of all the adjacent land. Thus, before a major road improvement is initiated, the township must determine if the adjacent area is one in which they wish to encourage increased development. This, in fact, should be a policy or guideline which is applied to any potential road improvement - is Tyrone Township willing, and even more importantly, capable of accommodating the land development which will result from a proposed road improvement? Careful examination of the capacity of soils in the area in question is important when contemplating road improvement. This scenario should also be examined from the other direction. All proposed land developments should be examined in terms of their potential creation of a need for future road improvements. The following general standards, obtained from County Road Commission staff, are of considerable interest in this situation. • Over 100 cars per day can be considered sufficient to warrant a hard surface roadway. Without a hard surface road, drivers will encounter unsatisfactory road conditions - dust, chuckholes, increased maintenance expense. (Based upon practical considerations, namely money, the Road Commission has utilized a less stringent standard of 300 cars per day.) • Each residential trips per day. dwelling unit generates, on the average, six • The cost, per household, of driving upon an inadequate gravel road is $300 - $800 per year in additional car maintenance. • The cost of upgrading a road from a gravel to a hard surface is, at a minimum, $250,000 per mile. This cost assumes that there are no extraordinary drainage problems present. Even a brief examination of these standards reveals what can result from allowing uncontrolled development along the local road network of Tyrone Township. If the level of development exceeds the capacity of the road, the township will become subject to complaints - followed by requests for improvement or upgrading of the road. While the township may feel compelled to address the problems, funding for the improvement may not be readily available. If this situation is allowed to happen in a number of locations within the township, requested improvements will certainly prove to be beyond the financial capabilities of the township. Rather than let itself be placed in such a position, the township should establish the policy, or guideline, of reviewing potential land developments in terms of the ability of the existing roadway to accommodate the accompanying increases in traffic volume. In addition, proposed road improvements should be evaluated in light of their -66- �potential for increasing the attractiveness of adjacent land and the capacity of that land to accommodate development. Finally, it should be remembered that road upgrading and improvement is, perhaps, not always necessary or desired. Local roads bordered by abundant vegetation or unique landscapes are certainly part of the charm and ~ppeal of Tyrone Township. These qualities, which are associated with old, small scale roads, may in some instances, be as important as traffic flow. Trees along fence rows which form canopies over the roads, and rolling topography add interest and beauty to the travelling experience. It may be that in some instances residents along the township s local roads do not wish to see improvements or upgrading. 1 The Natural Beauty Roads Act (Public Act 150 of 1970) allows property owners to petition the County Road Commission for designation of county-local roads as Michigan Natural Beauty Roads. The goals of the program are to identify and preserve, in a natural, essentially undisturbed condition, certain local roads having unusual or outstanding natural beauty. Designation protects the roadside, yet maintenance of these roads is ongoing so that they continue to provide safe public travel. Designation must be sought by the property owners and approved by the Livingston County Road Commission. The Road Commission is empowered by the Act to administer the program, and additional information can be obtained from that office. • Recreation Facilities While recreation opportunities are plentiful in, and around, the Livingston County area, there is no public recreation land located within Tyrone Township. Nonetheless, there are many state and regional recreation sites in close proximity to the township. These facilities offer swimming beaches, hiking trails, golf courses, canoeing, camping, hunting and numerous other activities. The location of these recreation facilities, relative to Tyrone Township, is shown on Maps 11 and 12. As can be easily seen, Tyrone Township is in the midst of an excellent state and regional recreation system. The agencies responsible for these facilities are the State of Michigan Department of Natural Resources (MDNR) and the Huron-Clinton Metropolitan Authority (HCMA). A complete listing of all the facilities managed by these two organizations would be far too lengthy for inclusion here. Information concerning the facilities can be obtained by contacting the organizations at the locations listed below. State of Michigan Department of Natural Resources Parks Division 5th Floor Stevens T. Mason Building Box 30028 Lansing, Michigan 48909 517 373-1270 Huron Clinton Metropolitan Authority 3050 Penobscott Building Detroit, Michigan 48226 313 961-5865 -67- �Public Recreation Facilitie• in - Southeastern Michigan Huron Clinton Recreation Facilities ■ State parks and game areas 11;' = 10 miles Map 11 -68- �Oak Grove. COHOCTAH State jiaM DEERFIELD TYRONE Arn CONWAY Fowlen,Q OCEOLA HOWELL HANDY HARTLAND H WELL IOSCO BRIGHTON GENOA MARION .-ecreat1on St1·te • gory 6-ne Are I. ! t; PUTNAM UNADILLA HAMBURG Unadilla Wildlife Area GREEN OAK Huron Mudows -"ttropark Pinck~ Pinckney Alcreet1on Aru Map 12 PUBLIC RECREATION AREAS IN LIVINGSTON COUNTY -69- �In addition to public recreation facilities there are also private facilities which serve area residents. There are some privately owned and operated recreation facilities which are located within Tyrone Township. These consist of the Kandahar Ski Club, a private, members-only facility and the Tyrone Hills Golf Club, which is open to use by the public~ The importance of inventorying existing recreation facilities lies in identifying which types of recreation opportunities are being provided for and which are not. A thorough knowledge of existing facilities ensures that duplication of opportunities/service will not occur and also that future development is directed at filling service gaps. In light of the excellent state and regional recreation systems it seems unnecessary for Tyrone Township to consider developing large, destination-type recreation facilities. Instead, attention should be focussed upon small scale neighborhood parks associated with subdivisions. Access to playgrounds is an undeniable benefit for children. Such playgrounds need to be in close proximity so that the distance to them does not exceed the travel ability of the children, nor require crossing of heavily traveled roads. This type of facility should be developed with facilities for both active and passive use as it will be frequented by both children and adults. The most logical means of providing such facilities is through subdivision development regulations. The regulations should include a requirement for dedication of land for a park or recreation area in subdivisions or more than five lots. Regulations of this type are not unreasonable and are, in fact, quite corrrnon. The land dedicated to recreation is often not suited to intense development, because of topography or soils type, yet can easily be used for a park. Such areas include flood plains, wet areas, steep slopes or perhaps simply an outlot created by the subdivision design. • Building Activities Records of residential and commercial building permits issued in Tyrone Township have been maintained since 1973. Review of these records, which span twelve years (see Table 5, on page 72), reveals a number of interesting facts. Residential development has quite obviously dominated building activity within the township. Commercial permits represented less than 5% of total permits recorded. While there is no record of industrial building development, the fact that no attention has been focussed on tracking this activity indicates that it has appeared to be of minimal importance. Not only the concentration but also the amount of residential development is significant. As is noted later, the population of the township nearly doubled between 1970 and 1980. The years exhibiting the greatest activity, 1977 and 1978, reflect a trend found in other portions of Livingston County, when the tremendous growth rate of the '70's seemed to peak. The dramatic reduction in growth which has occurred since, particularly 1981 - present, is typical of much of the county as well. As can be seen, no significant increase in building activity can be -70- �identified at present and certainly no return to the growth rates of the 1970's seems imminent. • Rezoning Activities Rezoning act l vity within Tyrone Township during the past twelve years was reviewed to determine if any specific trends could be identified. The review consisted of an inventory of activity (Table 6, on the following page) and the location of map changes (rezonings other than revisions to the text, Map 13, on page 73). A number of interesting facts were revealed. Despite a considerable amount of population growth in the township, rezoning activity was relatively light with only nine map changes occurring in twelve years. This can perhaps be accounted for to some extent by the fact that the Zoning Ordinance was revised, in total, in 1979. It is possible that this general revision removed the necessity for individual changes. All but one of the nine map changes occurred in the extreme northern area of the township, either along Fenton Road or White Lake Road west of US-23. The only rezoning not in this area was a change from agricultural to industrial classification, on Dean Road near US-23, which took place in 1973. Despite the rezoning the land has been used since then for agriculture. The area which contains the greatest concentration of rezoning activity also exhibits the most substantial concentration of residential development. The northern portion of the township is the area where Tyrone's ongoing transformation from a predominantly rural community to residential suburban community is most clearly visible. It is there that the suburban pattern of development, single-family residential subdivisions, is most evident. The other significant trend revealed is that the majority of the map changes were from an agricultural-residential classification to a more intensive one. Coupled with the fact that this activity occurred in the northern area reveals that this area is becoming much more intensely developed and that current planning and zoning for the area is, quite likely, no longer valid. 1 Water Supply Individual wells supply nearly all of the water for residential, commercial and industrial uses in Tyrone Township. In general, these uses require only a single well for obtaining adequate supplies. These wells utilize groundwater as their source of supply. The groundwater supply in the township is quite variable, depending upon the amount of coarse water bearing rock layers underlying the site. In glacial till areas, the groundwater is quickly exhausted, while outwash plains over thick sections of coarse material have a greater potential for adequate water supplies. Water quality content. This is is satisfactory, though there is often a high mineral because of the recharge source of most water -71- �TABLE 5 Building Activity, 1973-1984 Total Permits Issued New Residential Permits Issued 144 84 103 122 140 163 160 99 91 45 58 88 98 1973 1974 1975 1976 1977 1978 1979 1980 1981 1982 1983 1984 3 2 3 2 5 1 5 1 118 95 39 24 88 61 80 75 Source: Commercial Permits Issued 5 2 9 13 1 0 18 County Building Department TABLE 6 Rezoning Activity, 1973-1984 Case Number(!) Z-02-73 Z-24-73 Z-36-73 Z-15-74 Z-01-76 Z-50-78 Z-09-79 Z-58-79 Z-64-79 Z-07-81 Z-33-81 Z-36-81 Z-18-82 Z-05-83 Z-24-83 Z-12-84 Z-33-84 Rezoning(2) From To Location/Sec# Text 20 AR Text Text 9 AR Revised Zoning Ordinance 5 FR 9 FR Text Text 2 FR 2 FRI Text FR 11 Text 4 FR 5 FR # Acres Ml 37.00 Ml 4.81 Rl Ml 74.50 4.25 El 11. 47 6.77 R OS 2.50 Ml Rl 16.89 24.89 (1) Livingston County Planning Commission case identification number. The last two digits indicate the year during which the case was reviewed. (2) The zoning classifications lows: listed AR= Agricultural-Residential FR= Farming Residential R = Residential in the above table are as folEI= Extractive Industrial Ml= Light Manufacturing OS= Office Service -72- �T 4N.-R.6 E. TYRONE 18 t' I 17 ... .. DELTA LANO SVIIV£YIHG a ENG . INC ""'" Map -· ..... lEG[NO 13 AMENDMENTS TO ZONING MAP 1973 - 1984 -73- �supplies. Supplies are recharged by percolation though the glacial drift. The glacial drift contains high concentrations of calcium, sodium, magnesium bicarbonate, and sulphate. Therefore the water takes on the high mineral content of glacial drift material it passes through. Individual home owners may find it desirable, or even necessary, to utilize water softeners to reduce mineral content of their water supply. , As it is implied in the opening of this section, individual wells do not supply all of the water needs of the community. There are two notable exceptions to this. The first of these are the Jayne Hill Farms Subdivisions (Nos. 1, 2, and 3) which are located just south of the City of Fenton. These subdivisions are served by the Fenton municipal water system. Service to these subdivisions was obtained as part of the agreement which allowed construction of the city s water storage structure on land outside the municipal boundaries, adjacent to the subdivisions. 1 The other exception is the water system which services the Eaton Corporation facility at US-23 and Center Road. That system is privately owned and serves only the Eaton facility. It deserves individual mention though because its complexity is certainly an order of magnitude above other individual systems in the community and because of the high visibility of the storage structure. The presence of the Eaton water tower prompts numerous inquiries as to whether a public water supply system exists in that immediate vicinity. Mention is made of the Eaton system here to answer those inquiries. The township should focus careful attention upon maintenance of a dependable .water supply for existing and future residents. Due to variability of water sources and available quantities, concentrations of developments and large water users must be reviewed carefully to determine the impact upon groundwater supplies. 1 Wastewater Management With only two exceptions, all wastewater treatment facilities within Tyrone Township are private, onsite systems. Again, one of the exceptions is the facility at Eaton Corporation. The Eaton wastewater treatment plant is private, but it differs substantially in type from the other individual systems within the township. The Eaton facility is a twin lagoon system with a seasonal (summer) land application discharge permit. The discharge permit is monitored by both the County Environmental Health Department and the Michigan Department of Natural Resources. The only other wastewater treatment facility located in the township is a small system which serves the Sapiano Apartments. It is a lagoon storage system which discharges seasonally (spring) into Denton Creek. The discharge permit is monitored by both the Michigan Department of Natural Resources and County Environmental Health Department. Wastewater treatment within the remainder of the conmunity is accomplished by onsite, sub-surface septic tank/drainfield systems. In general, these systems are adequate and perform satisfactorily. -74- �Investigations and inspections by the Livingston County Health Department have identified areas with existing or potential pollution problems. These areas are not generally concentrated but instead are site specific problems resulting from soil characteristics. One specific type of development though can be characterized as having the potential • for pollution problems: densely populated lakeshore developments. Lakeshore developments pose some very difficult problems for onsite, wastewater treatment systems. The soils are generally of high permeability and groundwater levels are so high that human waste does not have adequate filtering prior to contact with surface and groundwater sources. Septic tanks, therefore, are felt to be a major source of contaminates in surface water. Many of the lakeshore developments have been built on low, poorly drained soils, rich in organic materials. As land becomes more valuable and as demand for lakeshore property increases, the pressure will increase to place still more development near surface water in these sensitive soils - a process which can only aggravate pollution problems. Potential real estate value deterioration, as well as adverse impacts upon fish and wildlife habitats, scenic uses, and recreational uses would be likely to accompany the public health hazards that could result. It is concern over just such a situation which has prompted current efforts at Runyan Lake to develop a wastewater treatment system. This system, as currently envisioned, would collect wastewater generated by the residential development which encircles the lake and transport it to a remote, 11 convnunity 11 size treatment field. The design, while certainly innovate in its application within Livingston County, is by no means highly technical. It is, in fact, an application of proven technology which should provide treatment capacity to the Runyan Lake area at a reasonable cost. Provision of a sewer system to the public at large is a responsibility which is sometimes forced upon a conmunity. Municipal sewer systems are required when residential densities exceed the inherent ability of soils to prevent wastes from reaching water supplies. For most soil types that means densities of more than one and one-half dwellings per acre. With less dense development (which has been the character of much of the development in Tyrone Township to date) sewage can be disposed of by individual private systems. Soil characteristics influence the feasibility of safe individual domestic septic tanks. Therefore, the density of development is dependent upon soil characteristics. For example, a great many soils in the township are poorly drained or on steep slopes. In those instances minimum lot sizes must be increased to screen pollutants adequately from water supplies. Future land economics could force construction on even smaller lots. In order to obtain proper health protection, public sewer and water provision would be needed if minimum lot sizes were smaller than 30,000 square feet. These two factors, future land economics and potential health risks (particularly around certain lakes) could force development of municipal wastewater treatment upon the township. The unfortunate aspect of such systems is their high cost. -75- �The Tyrone Township Master Plan attempts to decrease the need for such costly improvements. By the process of determining development densities according to land capability it is hoped that the critical state requiring wastewater collection systems will not be r~ached. t Solid Waste Management Collection of solid waste generated by township residents is performed solely by private contractors. Tyrone Township does not monitor collection efforts. It is quite possible that township residents deliver their own refuse to the County Landfill periodically rather than contract for collection service. At present there is no conflict with this method of solid waste collection. The Livingston County Solid Waste Management Plan indicates that sufficient capacity exists at the County Landfill for expected waste through at least 1995. It is expected that capacity can be provided at this or other sites through at least the year 2000. The only potential problem with solid waste management in Tyrone Township is the inefficiency involved in having a number of private collectors servicing the same portions of the township. It is quite likely that some roads are travelled by many collectors as there is no division of territories of service. It may prove beneficial in the future for the township to grant franchises to private collectors for specific areas. This would increase efficiency, reducing energy consumption, by ensuring that each road is travelled only once during each collection period. -76- �• • • • Social Systems Elements of the social systems are not always as easily recognizable as the natural features, such as the lakes, streams, hills, etc., which comprise a con;rnunity. Yet the elements which constitute the social system can be of considerable influence in an individual's decision to locate within a community. The elements of interest here are historical development patterns and the characteristics of the population and housing of Tyrone Township. The role of these elements in a community's planning efforts is their contribution to growth of a common identity or "sense of community." In a place such as Tyrone Township, where there is no prominent town center or identifying landmark, promotion of a sense of community can be difficult. Why should Tyrone Township attempt to promote a sense of community? What value will this common identity provide the Township's residents? The most obvious answer is a greater commitment by the residents themselves to preserving the qualities which make Tyrone Township an enjoyable and rewarding place to live. The commitment can manifest itself in such actions as volunteer corrmunity-wide clean-up programs and continued support for other community programs, such as local service organizations. The key then to encouraging community pride and identity is promoting a more complete understanding of the township. The following sections provide a thorough analysis of the population of the community and a projection of the community as it will be 20 years in the future. This data provides the basis for developing recorrmendations and policies concerning both community growth and a sense of identity. • Historic Perspective Provision of an historic overview of the growth and development of Tyrone Township within this document is unnecessary. That task was very successfully accomplished in the document - Tyrone Revisited: 1834-1976 A Bicentennial Salute. Written and prepared by township residents, it is a valuable compilation of historical figures and patterns of growth. Rather than duplicating this information here, a task, in fact, beyond this project's ability, Tyrone Revisited is referenced here as the source of community history for the township. Some observations drawn from the history which merit mention here. Tyrone Township was settled initially as an agricultural community, as was most of Livingston County. Early industry was an outgrowth of the agricultural activity, such as the grist mill in Parshallville. Of specific interest is the manner in which the township has changed as agriculture declined as the primary activity. As an agricultural community development was, by necessity, widely dispersed. Throughout its history the township has had few settlement areas. Hallers Corners -77- �and Parshallville are obvious examples while sites such as Hill Top Orchards and the area around the original Town Hall might also qualify. With the exception of Parshallville these areas are no longer identifiable settlements. Nor have any new settlement, or community, areas replaced them. ' the most significant historical pattern that can be This is perhaps observed in the development of Tyrone Township. Despite continued growth there is no discernible corrmunity center, no 11 downtown 11 , no focus of community identity. While there is no evident lack of pride in the residents for their community it is quite likely that, when pressed to identify where they reside, these same residents would most likely respond "just south of Fenton" or perhaps "north of Brighton." The above discussion is not intended as a condemnation of either Tyrone Township or past officials. The lack of a community center is a common attribute of conmunities which are primarily residential in character. At the same time, the above observation does highlight an opportunity to begin the process of developing an identifiable 11 center 11 for Tyrone Township. • Population Characteristics - 1980 Census Profile Information and data derived from the questionnaires completed by each residential household during the U.S. 1980 Decennial Census provide useful facts and figures on the characteristics of the population. Census data are available now in printed reports, which makes it easy to assemble demographic data for Tyrone Township. Census profiles of the population can be produced by researching and compiling data. Census profiles are essentially condensations of compiled data written in a narrative format for easy comprehension and understanding. A profile also makes it easier to compare and contrast demographic characteristics with other geographic units. Data for Tyrone Township, for example, can be compared with other townships, or with county or state level data. Census tables used in preparation of the profiles are reproduced as Appendices C and D. The profiles are used also to study and understand the demographic traits of the population in a community. Race, Spanish origin, ancestry, age, household types and relationships, and characteristics of persons 60 years and over, are several of the demographic subjects obtainable from census studies. Moreover, these data can be further refined into more detailed social and economic characteristics, which include the following: nativity and place of birth, country of birth, residence in 1975, fertility, school enrollments, occupations, industry of employment, place of work, family income. In addition to population data, the census also provides housing related information which is invaluable for planning studies. Housing data include counts of occupied and vacant housing units; whether the unit is owner-occupied or renter-occupied; the year the structure was built; the number of units served with private sewer systems; and the median value of occupied dwellings. Detailed information on the existing housing stock supplies an excellent statistical base to plan for future housing needs. -78- �Census information for Tyrone Township consists of 100-percent data, which are figures from the complete census count, and sample data represented by figures from a statistically significant sample of the total population. In 1980, all housing units in the U.S. were required to complete a census questionnaire. Approximately 81 percent of households compl~ted the short form of the questionnaire, while the remainder f~lle~ out the long form. The short form contained a total of 19 questions asked about members of the household, and about the housing unit. Data derived from these questions are referred to as 100-percent or complete-count data. The long form contained also an additional 46 questions on population and housing subjects. This form was sent to a sample of households, which as a national average was approximately 19 percent. The 19 percent sample consisted of two different sampling rates, so that greater statistical reliability would be realized for small areas. For jurisdictions of less than 2,500 inhabitants, the sampling rate was 50 percent of all housing units. In areas with a population of 2,500 or more, the sample size was one-insix, or 16.7 percent. Together, the two rates yielded the national sample rate of 19 percent. The census subject items presented in the profiles are not identified whether they are derived from complete counts or from sample data. Nevertheless, the data were designed to relate demographic information about Tyrone, and for that purpose, the data are true representations. The 1980 population in Tyrone Township was tabulated at 6,077 persons. The 1980 figure represented a 77 percent increase over the 1970 population. Total Livingston County population growth during the 1970-1980 period was 70 percent, so the Tyrone rate was comparable to what the rest of the county was experiencing. In 1970, Tyrone's population was the fifth highest out of the sixteen townships in the county. The fifth place ranking was unchanged in 1980. Historically, Tyrone's relative position has not changed much. Forty years ago, the population of Tyrone was 920 persons, which placed it in seventh place among the townships. Dramatic changes occurred in Livingston County since 1940. Population growth in many of our townships was phenomenal, and Tyrone's rate of increase was no exception. While communities such as Brighton Township and Hamburg Township experienced population increases over 1,100 percent, Tyrone increased over 560 percent. This rate was the seventh highest in the county, which experienced a 380 percent population growth during the same forty year period. The over five-times rate increase for Tyrone represents 5,157 new residents since 1940, or an average of 1,289 each decade. Moreover, Tyrone's population, as a share of the total county population base, increased from 4.4 percent in 1940 to 6.1 percent in 1980. This increase was due partially to erosion of Howell's and Brighton's relative shares of the county population. The 1980 population base of Tyrone consisted of 3,101 males and 2,976 females. The greater male-to-female ratio was not unique, but it was the opposite of state and regional numbers. Statistically, there are more females than males in our society, and both regional and state totals support the ratio. In Livingston County, however, the census indicated more males than females, so Tyrone's ratio was not uncommon -79- �for local communities. The number of men over women is greatest below the age of 24. This number matches the countywide pattern in the same age group. It is not easy to explain why there were more males than females in the county. Whatever the reasons, the same phenomenon was documented in the 1970 census. Counts of resiQents by age groupings provide some revealing facts. More township residents, 1,461 persons, were between the ages of 10 and 19 than any other tabulated ten-year age group. This group of teenagers comprised twenty four (24) percent of all township residents. The proportion of teenagers countywide was only twenty one (21) percent, while it was only eighteen (18) percent for the metro Detroit region. The next largest age group, ages 30 to 39, contained 1,106 persons, or eighteen (18) percent of the local population. An interesting rElationship existed between these two age groups. The latter group, ages 30 to 39, included the generation known as the post-war "baby boomers. 11 Nationally, a lot of socio-economic reports have described and identified many startling characteristics and impacts which the baby boomers have had on our society. The 11 boomers 11 were born during the vigorous revitalization and recovery of the American economy following WWII. As the overall economy prospered, so did many families, with a result that the number of births increased dramatically. Today, thirty to thirty five years later, the baby boomers now have children of their own, and the numbers are reflected in the census. The number of Tyrone residents under the age of 19, was 2,433 persons, or forty (40) percent of the township population. Hartland also had a large proportion of young people, forty one (41) percent, while the county proportion was less than thirty eight (38) percent. The median age for Tyrone residents was 28.7 years. Hartland's median age was slightly less at 27.9 years, while the median age for all county residents was 28.3 years. Livingston County had the second lowest proportion of senior citizens for counties in the Detroit SMSA (Standard Metropolitan Statistical Area - Wayne, Oakland, Macomb, St. Clair, Lapeer, and Livingston Counties). Senior citizens are persons age 60 years and over, and in 1980, this age group totaled a little over ten (10) percent of the Livingston County population. In Tyrone Township, 436 residents were classified as senior citizens. Proportionately, seniors composed only seven (7) percent of all township residents. Residents of Tyrone were classified in the census either as single individuals, or individuals who constituted a family or household. A family was defined as all related individuals living under one roof, while a household was composed of unrelated individuals. Families are counted as households, but all households are not families. A total of 1,756 households were counted for Tyrone in the 1980 Census. With a population of 6,077, the persons per household (pph) for the township computed to 3.46. The 3.46 pph figure placed Tyrone in third place in the county, tied with Hartland. Only the rural townships of Conway and Iosco had a higher number of persons per household than Tyrone. The figure for Livingston County amounted to 3.15 pph. On a statewide basis, an average of 2.84 persons occupied each household. -80- �Of the total 1,756 households in Tyrone, 1,601 were classified as family-type households. Married-couple families numbered 1,484, and 970 of them had their own children under 18 years. The 970 couples had a total of 1,978 children under 18, or each couple averaged 2.04 children. The remainder of the married-couple families either had children who were older than 18, children that were not their own, or they were childless. Single parent families were counted also in the census. Famili~s with a single female parent as householder totaled 81 families. Single male parented families numbered 36. Together, the single parented families had a total of 73 of their own children under 18 years of age. Marital status was tabulated for residents aged 15 years and over, or 4,372 persons. Approximately, two-thirds of these residents were ncted as being married in 1980. The balance of this age group was either separated (30), widowed (124), divorced (147), or single (1,059). The majority of the residents classified as single were males, fifty seven (57) percent, but that was expected since more males than females were counted in the total township population. Approximately thirty five (35) percent of all Township residents are enrolled in school or college in 1980. The number of children enrolled either in nursery school, kindergarten, or elementary school totaled 1,245 kids. High school enrollment was 671, while college attendees numbered 228. Tyrone's student enrollment percentage was slightly below Hartland's figure, but it was four points higher than the county enrollment. Education attainment levels are available from census data for persons 18 years old and over. Over eighty three (83) percent of Tyrone residents age 18 and over had completed high school. This figure places Tyrone in second position in the county, slightly behind Hartland. From the countywide perspective, seventy seven (77) percent of persons 18 years and older were high school grads. A relatively high percentage of residents over 18 years had college degrees. Those who had completed four or more years of college numbered 664 persons, which represented seventeen (17) percent of residents 18 years old and older. A more meaningful relative comparison is to use the threshold of persons 25 years old and over. College graduates, therefore, comprised twenty (20) percent of this population group. This high proportion of college educated residents tied Tyrone with Hartland for the leadership position among townships in the county. Only Brighton City has a higher figure, twenty four (24) percent, for county corrvnunities. The Livingston County percentage was sixteen (16) percent. The census also tabulated persons who had completed one to three years of college. This category included students currently enrolled, as well as those persons who completed only one to three years of college years ago. County residents over 18 years of age, who had completed only one to three years of college, numbered 11,446 persons. This figure represented over seventeen (17) percent of this age group. In Tyrone, 824 persons completed some college, which computed to approximately twenty one (21) percent of all residents over 18 years old. For Hartland, the corresponding percentage was almost eighteen (18) percent. -81- �The census results clearly reported that Livingston County experienced a fantastic growth period during the 1970 s. The county witnessed an influx of new residents that swelled the number of inhabitants from 58,967 in 1970 to 100,289 in 1980, for a resounding increase of seventy (70) percent. The new residents had to come from somewhere, so with a little help from census data, we can tell, in broad geographic areas, where folks resided in 1975. It is also possible to learn where people work, the type of work performed, and income levels. The next several paragraphs discuss basic migration patterns, journey to work patterns, occupations and industry of employment, and family income of residents in Tyrone Township. 1 A 1980 census question asked respondents to state where their place of residence was in 1975. The results were tabulated for persons five years old and over. The number of Tyrone residents age five and over was 5,675 persons. Over half, fifty five (55) percent, of the people in this age group lived in the same house in 1980 as in 1975; there was no change in residence during the five-year interval. These folks obviously moved to Tyrone prior to 1975, with many arriving in the township subsequent to the 1970 census. It is not possible to determine where they resided previous to 1975. r With fifty five (55) percent of the residents not changing residences, that meant that forty five (45) percent changed residences between 1975 and 1980. The number of residents who lived in a different house totaled 2,523 persons. Approximately forty (40) percent of these persons lived either in Detroit or lived elsewhere in the SMSA in 1975. The other sixty (60) percent lived outside the Detroit SMSA, and most of them lived in another SMSA. SMSA 1 s are identifiers for metropolitan areas, so the majority of new residents moved from suburban locations into suburban Tyrone Township. Moving into Tyrone assured residents that they would have to commute to workplaces because of the lack of any sizable employment base in the community. Driving is not an arduous task because of Tyrone s geographic position near metropolitan areas. Nevertheless, local workers motored to a wide array of workplaces. 1 The census recorded 2,411 residents as workers sixteen (16) years and older. Of this total, 175 workers did not report a place of work. Over eighty five (85) percent, or 1,831 workers, worked outside of Livingston County. Only 313 workers stayed in the county to work. Companies in Flint and the remainder of Genesee County provided workplaces for 1,076 township residents. The next largest contingent of out-county workers went to Oakland County. Cities such dS Pontiac, Southfield and Troy were the major destinations. Wayne County also received a share of Tyrone s resident workforce. Detroit and Livonia were popular work locations, but according to census figures, not one Tyrone resident worked in Detroit s central business district (CBD). Forth nine (49) residents commuted to Ann Arbor to work. 1 1 A large number, 1,808, of workers stated on the census questionnaire that they drove alone to work. This figure represented seventy five (75) percent of the resident labor force. Somewhat surprising is that twenty two (22) of the workers carpooled to work. Almost one in every four workers carpooling was a commendable accomplishment. It is to be -82- �encouraged, and if necessary, plan for and build more park and ride lots for corrrnuter use. More recent data on carpooling would be nice to evaluate, considering that gasoline prices, and supplies, have stabilized since 1980. The number of women in the labor force represented thirty six (36) percent of Tyrone's labor force. This percent was two points below the county percentage of women in the labor force, but almost two points higher than in Hartland. For the Detroit SMSA, the regional figures indicated over forty one (41) percent of the women were part of the labor force. The national trend over the past decade has been an increase in the number of women in the labor force. In many cases, more women are working out of necessity to help support a family, or because they have latent career goals to achieve. Whatever the reasons, census data since 1970 document this important role for women. The following chart illustrates the trend of women as an increasing proportion of the total labor force: 1970 29 % 32 % 33 % 36 % Tyrone Township Hartland Township Livingston County Detroit SMSA 1980 36 % 34 % 38 % 41 % Tyrone Township had the largest relative increase during the decade, and there is no reason to expect that the trend will not continue. Planning for future employment opportunities in Tyrone Township should consider the importance of women in the employment pool. Occupational levels were determined for all employed persons sixteen (16) years and over. The levels were based on the kind of work the person was doing the week prior to completing the census questionnaire. The wide range of occupations was condensed by specially trained coders into six major categories. The category entitled technical, sales, and administrative support described the occupations of more township residents than any of the other five categories. In fact, one third of the employed residents have jobs fitting this category. The occupation category with the second largest group of township workers, twenty eight (28) percent, was entitled managerial and professional specialists. Engineers, executives, and managers are part of this group. The third largest category included machine operators, assemblers, material moving personnel, laborers, and similar unskilled workers. Approximately fifteen (15) percent of residents were employed in these occupations. The number of residents employed in the skilled trades was slightly less than the unskilled workers, but still comprised fourteen (14) percent of the employed workforce. The remainder of residents were classified in either service occupations, or farming related occupations. The leading industry of employment for Tyrone residents, with 904 persons employed, was manufacturing of durable goods. Automobiles are classed as durable goods, so a good presumption was that many residents worked for auto related industries. Companies in Flint - Buick City, USA - employed numerous township residents. Other major industries of employment were retail trade, professional services particularly education related, and finance, insurance and real estate. Together, -83- �these major industries employed 966 residents, or thirty nine (39) percent of the employed work force. Adding 966 workers to the 904 engaged in manufacturing, meant that seventy six (76) percent of Tyrone residents worked in the industries listed above. The other twenty four (24) percent of employed residents were concentrated primarily in wholesale trade and construction industries, but business and repair services, personal and entertainment services, and public administration industries also employed residents. The last population statistic to be discussed in this profile is level of income for families and households. Income was determined from 1979 levels, as reported in the 1980 census. The total number of Tyrone households with incomes was 1,762 households. Over ninety (90) percent, or 1,600 households, had incomes derived from wage earnings. 7he balance of households had incomes either from social security or from public assistance. The median household income, computed for all Tyrone households, was $29,034. This median income figure ranked Tyrone in third place in Livingston County, behind Hartland Township with $30,192, and Brighton Township with $30,000. The median household income for Livingston County was $24,544, and for the Detroit SMSA, it was $21,222. Tyrone also placed third in the county with a median family income of $30,281. Again, both Brighton Township and Hartland, with $31,830 and $30,905, respectively, surpassed the Tyrone figure. The corresponding figure for the county was $26,339. Mean family income, based on the number of workers in the family, produced some interesting totals. For families with only one worker, the mean family income was $28,398. For two-worker families, the figure increased to $33,617, and for families with three or more workers, the mean family income was $43,755. Forty three (43) percent of the total number of families (1,607) had two workers in the family. Single worker families comprised thirty three (33) percent of the total. The percentage of two-worker families in Tyrone was equivalent to the same relative figure for the county, and is five points greater than the SMSA figure. While census data represented by the number of workers in a family is interesting, a drawback is that it is not possible to tell who the workers were in a family. For example, two-worker families did not mean necessarily that both parents worked. A parent and one child living at home may be the two workers in a family. In all likelihood, however, two working parents made up the large majority of two-worker families. • Housing Characteristics - 1980 Census Profile The figures from the 1980 Census indicated a total of 1960 housing units for Tyrone Township. The total number included year-round dwelling units (1859), and those units classified as vacant, seasonal, and migratory (101). The year-round housing unit figure is divided into owner-occupied units (1619), renter-occupied (137), and those units vacant when the census was taken (103). The number of owner-occupied units represented over ninety two (92) percent of all occupied units. The predominant housing type in Tyrone is the detached single family unit, which is typically an owner-occupied home. Renter-cc-84- �cupied units, including detached rental houses, duplexes, and apartment buildings, total less than eight (8) percent of the occupied units. Countywide, the percentage of owner-occupied housing units of all occupied units was almost eight four (84) percent. For Hartland, the figure was ninety one (91) percent. The census questionnaire asked home owners to specify the estimated market value of their home. Owners of 1272 housing units in Tyrone responded to this survey question. Homeowners with more than ten (10) acres of property were not tabulated. The responses were tabulated in fourteen (14) arbitrarily selected range of values. The value range with the greatest number of responses was for homes valued at between $60,000 and $79,999. A total of 396 owner-occupied units were recorded in this category. The value ranges for $50,000 to $59,999, and $80,000 to $99,999, totaled another 447 units, so that two-thirds of all owner-occupied units in Tyrone were in the value range of $50,000 to $99,999. The median value of owner-occupied units was $66,400. For all owner-occupied units in Livingston County, the median value was $61,000. In Hartland, the median value was $72,900, or $6,500 higher than in Tyrone. Owners of occupied housing units were asked in the census to list the monthly costs of maintaining their home. Included was the sum of payments for mortgages, or land contracts, taxes, insurance, utilities, and fuels. Of the 1273 owner-occupied units, 1013 units had a mortgage remaining on the property. The median monthly cost for mortgaged units was $451. For homes not mortgaged, the median monthly cost was only $176. Another interesting statistic was monthly cost as a percentage of household income. In households with incomes less than $10,000, the median monthly cost was almost forty six (46) percent of household income. For households with incomes between $10,000 and $19,999, the median monthly cost was twenty three (23) percent of household income, and for households with incomes of $20,000 or more, the percentage was sixteen (16) percent. Over eighty (80) percent of all owner-occupied housing units had household incomes greater than $20,000. Only 136 housing units in Tyrone were renter-occupied units, and 106 specified income data in the census. For households with incomes less than $10,000, the median gross rent as percentage of income was greater than fifty (50) percent. The median percent for households with incomes between $10,000 and $19,999 was twenty six (26) percent, but only thirteen (13) percent for renter households with incomes of $20,000 or more .. A dwelling in Tyrone classified as year-round was likely built between 1960 and 1969, and the householder moved into the dwelling between 1975 and 1978. The house was heated by a central warm-air gas furnace, and had three bedrooms with a bath and a half. At least two vehicles were available to the occupants. , Population Forecasts Future population growth in Tyrone Township can be estimated through application of two general methodologies: population projections and -85- �population forecasts. A discussion of these two methodologies, and what they foretell for Tyrone Township, follows. During the decade between 1970 and 1980, the number of residents in Tyrone increased from 3,437 to 6,077, according to the U.S. Census Bureau. The 1980 figure represented almost a 77 percent increase over the 1970 figure. The growth rate was slightly higher than the overall county growth rate of 70 percent. Corresponding increases in the number of housing units also were recorded for the decade. Tyrone witnessed an increase of 840 housing units, a gain of almost 76 percent. Planning for future land uses must consider whether changes in development patterns will be accompanied by or will result in increases, or decreases, in population levels. Generally, dramatic changes in residential land use patterns will generate increases in population. New construction of apartments and subdivisions provides housing for new residents, and coupled with a local boom in buying and selling of existing homes, these activities will usually produce net population increases. Decreases in the number of residents usually are the result of a mass exodus of residents, perhaps due to permanent closings of major firms or businesses employing large number of residents. The depressed state economic conditions of a couple of years ago had an impact on the township growth rate carried over from the previous decade. It is, however, difficult to measure the degree of impact. Many businesses and industries in the Flint area either closed their doors permanently or scaled back considerably in the number of employees. Many jobs were lost, and since Flint and surrounding Genesee County communities provided workplaces for many Tyrone residents, the loss of jobs was felt locally by many families. The number of residents who were affected is not known, but the plant closings and job layoffs probably caused many families to move out of the township and search for jobs elsewhere. Countywide population estimates dramatize the effects of the economic recession. The estimates were made by the State of Michigan Department of Management and Budget. Between April 1980 (the date of the 1980 census) and July 1982, the county declined in population by 694 persons. From July 1982 to July 1983, an additional loss of 2,417 persons was estimated. The loss totaled 3,111 persons since the 1980 census was taken. Tyrone's share of the 1980 county population was equivalent to 6.06 percent of the total, so apportioning the estimated loss of 3,111 persons means that Tyrone's population declined by 189 persons between 1980 and 1983. If estimates have shown a decline in Tyrone's population between 1980 and mid 1983, what does the future hold for Tyrone Township? Is the population decline expected to continue, and if so, for how long? Or have economic and social conditions improved enough to reverse this downward trend? A general consensus compiled for various sources indicates that Michigan's economy has rebounded dramatically from the doldrums experienced a couple of years ago. Local economies have followed the favorable upward trend producing a widespread positive feeling among families, businesses and industries in the county. Countywide, the favorable economic climate has spurred new construction activity on all fronts, which in the minds of some people, now far exceeds the boom period of the late seventies. -86- �Recent economic influences affecting Tyrone Township are best measured in demographic and economic statistics, estimates, and forecasts compiled and produced by the Southeast Michigan Council of Government (SEMCOG). SEMCOG monitors building construction within the region, and by utilizing residential building permit data supplied by local building department~, the agency produces annual estimates of the number of households in local communities. The latest household estimates available are for July 1984. According to these figures, the number of households in the county was 32,612. This figure represented an increase of 1,268 over the number of households recorded in the 1980 census. The household figure for Tyrone was estimated at 1,836, an increase of 80 households over 1980 census counts. The increase of 80 households averages 20 households per year (1980 to 1984), and this average conforms with the numbers of new residential building permits compiled in Table 5 on page 72. An incongruity exists between the two different estimates discussed above. The county population estimate prepared by the Michigan 0MB showed a decline of 3,111 residents between 1980 and 1983, while SEMCOG's household estimate indicated an increase of 1,268 households between 1980 and July 1984. If the SEMCOG household number is converted to a representative number of people (1,268 x 3.46 [average number persons per household from 1980 census]), the figure becomes 4,387 persons. In one estimate, therefore, the county 11 lost 11 3,111 residents but in the other, the county 11 grew 11 by 4,387 persons. The range between the two estimates is 7,498 persons, a number that is greater than the 1980 population for the City of Howell. The discrepancy shows clearly that even the best estimates from respected public agencies can not agree on how many persons reside in Livingston County. The methodologies used in the two estimates differ considerably, but no attempt will be made to support one over the other. Both estimates are useful for planning studies in the county. Township and county population estimates through the year 2000, and beyond, are available from two primary sources. Each source used a different methodology to arrive at its figures. In early 1982, county planning staff prepared a set of population projections for the County Solid Waste Management Plan. The projections were needed for the Plan, and at that time, no other future projections existed that used 1980 census figures as base data. The projections were based on past growth performances, namely the very active periods in the last decade. To some degree, the projections also accounted for the economic depression in 1978 and 1979, but they did not include the recession period of 1981 and 1982. Staff feels, therefore, that the projections are too optimistic for the county, and must be scaled back. The projections are useful only in the short term. Predictions for 20 years or so are best developed through forecasts. SEMCOG released in 1984 the final version of their Small Area Forecasts (SAF) depicting future growth patterns for the region. Forecasting methodology is far different from projections, although both methods predict future growth. The SAFs are based on a series of predictive mathematical models that depend on certain interrelationships and assumptions. A regional economic forecast model, developed from a national model, was used to forecast total population, jobs and other -87- �socio-economic factors for southeast Michigan. A series of policy alternatives was developed as input into the regional model to create the SAFs. The first SAF, started in 1977, actually produced six alternative forecasts. Each alternative was different, due to the public policies behind each alternative. The function of the SAF model was to distribute the total number of households, people, and jobs specified by t~e regional forecast model across the seven-county region, as influenced by the policy alternatives. Eventually, through application of an evaluation methodology, and direct policy decisions by SEMCOG's policy makers, a single small _area forecast was selected to represent all the region. The SAF has proven to be fairly accurate in predicting future growth. Version 80 of the SAF was adopted prior to the 1980 Census, but when the census results ultimately were known, the forecasted growth figures for the region were within a couple thousand people of actual census totals. More about the SAF process is described in SEMCOG reports listed in the bibliography. Future population (Pop), household (HH), and persons per household (PPH) figures used here in the Tyrone Township Master Plan were developed by SEMCOG in SAF Version 84. Version 84 is similar to previous editions, but the figures reflect actual 1980 census counts. Moreover, the forecasts are to the year 2005 instead of 2000. The results of SAF Version 84 are shown in the table below. Included with Tyrone data are similar data for Hartland and Deerfield Townships, and for all of Livingston County. TABLE 7 SMALL AREA FORECAST VERSION 84 1980 1985 1990 1995 2000 2005 Tirone Twe Total Pop Number of HH PPH 6077 1756 3.46 6278 1916 3.28 7266 2395 3.03 8400 2957 2.84 9791 3694 2.65 12,231 4603 2.66 Hartland Twe Total Pop Number of HH PPH 6034 1744 3.46 6296 1901 3.31 7682 2515 3.05 9318 3270 2.85 11,364 4289 2.65 14,558 5568 2.61 Deerfield Twe Total Pop Number of HH PPH 2611 789 3.31 2675 847 3.16 2814 957 2.94 2986 1078 2. 77 3193 1228 2.60 3645 1406 2.59 Livingston Co Total Pop Number of HH PPH 100,289 104,314 117,386 131,501 147,425 174,298 31,344 33,838 40,712 48,219 57,353 67,776 3.20 3.08 2.88 2.57 2.57 2.73 Source: -88- SEMCOG June 1984 �The figures show that Tyrone's population will slightly more than double in the twenty five years between 1980 and 2005. The increase in population averages less than two percent annually for the first ten years, but the yearly rate doubles to four percent between 1990 and 2000. The rate between 2000 and 2005 is almost five percent per year. Although the population doubles in twenty five years, the rate of growth averages only four percent per year, which is far less than the almost eight percent annual rate that occurred during the seventies. Tyrone's rates do, however, outperform the forecasted county yearly rate of about three percent. The 1980 census counted more residents in Tyrone than in Hartland Township, but the projected figures show that by 1985, Hartland will have slightly more people than Tyrone. Hartland's growth really takes off, so that by 1990, its population will exceed Tyrone's figure by 412 persons. Hartland continues to grow faster than Tyrone, when finally in 2005, Hartland will have 2,327 more people. Two important reasons why Tyrone will lag behind Hartland in population growth is because SEMCOG's SAF model assumed that Hartland's higher (12.9% v. 7.7%) annual rate of growth in the past decade will continue into the eighties. In addition, the model distributes population based upon a community's holding capacity as reflected in master plans and zoning ordinances. Holding capacity, as defined by SEMCOG, is the number of new dwelling units that a parcel of vacant land can accommodate, calculated by multiplying the available acres by the maximum allowable density. Hartland was determined to have a much greater holding capacity because it has more land zoned to accommodate higher densities than does Tyrone. Interestingly, Hartland Township currently is progressing on the installation of a wastewater treatment system to serve the area around the US-23/M-59 interchange. When this system is completed, higher residential densities will be allowed to locate within the service area. These new residents will be in addition to the number forecasted by the SAF model. Ironically, the planned sewer area was included in earlier runs of the model, but eventually the area was withdrawn from the adopted SEMCOG regional sewer service map, and was not factored into the results of Version 84. Hartland Township's future population conceivably could double Tyrone's population by 2005. Another important feature in Table 7 is the projected decrease in persons per households. Over the forecast period, Tyrone's ratio is expected to fall from 3.46 in 1980 to 2.66 in 2005. This spectacular decrease reflects the rate of decline in household size that began in the 1960's and has continued to the present time. The forecasted decline also reflects continuing patterns of low fertility rates, late marriages, divorce, as well as the expected effect of growing numbers of senior citizens, and aging of the baby boom generation. The forecast model provided future population and household figures in Tyrone, but is there a way to predict where these people will reside within the community? Will some areas get the brunt of the growth, while others remain less populated? Will the higher growth areas have sufficient development capacity (roads, sewer and water lines, suitable soils) to accept new land uses? If the answer to all three questions -89- �was yes, then there would be no need to plan. Unfortunately, life experiences are filled with many uncertainties, and so is forecasting for the future. The master plan provides development policies and guidelines for the future population and household figures generated by SEMCOG. We must reiterate that the master plan presents only guidelines and recommendations and, therefore, they are subject to change if conditions warrant as the future unfolds. The SAF model estimates were disaggregated throughout the SEMCOG region by "small areas" called analysis zones. The analysis zones correspond to a level of geography that has been used by SEMCOG for analytical purposes for the past fifteen years. The zones loosely conform to U.S. Census Bureau tract boundaries, and were originally designed to contain roughly equal population. With variable population growth and shifts over the years, the zones no longer are equated with balanced population levels. In 1970, Tyrone shared a census tract with Hartland Township, but in 1980, the tract was split in two, and each township now has its own unique tract number. Tyrone has only one census tract, but it has three analysis zones within the tract. The boundaries of the three analysis zones are defined on Map 14 on the following page. Listed on Map 14 are the 1980 population and household numbers by zone. As stated above, the SAF model distributes future population and household levels by analysis zone, so a map showing future numbers by zone is a perfectly acceptable way to indicate where new growth is expected to occur. Map 15, also on the next page, indicates population and household estimates through the year 2005 by zone level. The figures on Map 15 show that future growth in the three zones is fairly uniform. A single zone does not stand out as a high growth area. According to the assumptions in the model, the uniform distribution is expected. An unforeseen and unpredictable event could take place and radically change future growth patterns. One such event could be the City of Fenton extending its borders to encompass adjacent township lands in zone 7232. If development densities exceed the land's holding capacity, the need may arise to extend Fenton's water and/or sewer lines into the township. If this happens, the city may demand that annexation be part of any city service area extension. The township will lose population as well as all property tax revenues on annexed lands. A corollary to the loss of township tax revenues, however, is the fact that there is a reduction in the amount of land administered by the township. The city could also take the position that services could be provided to township residents without any annexation. Assessment districts would be established to pay any extensions, and the residents remain as Tyrone citizens. Any sewer extension likely will encompass vacant lands, and to help landowners pay assessments, it may be necessary to rezone their lands to allow higher densities. Infilling lands with high density development increase township population levels. The above short discussion is meant to highlight events not covered by the SAF model. Events such as these could have a dramatic impact on -90- �ANALYSIS ZONE #7230 MAP 14 ANALYSIS ZONES With 1980 Population and Household Figures 22 .. _ 23 ANALYSIS ZONE. #7231 .::1• 7 ZONE 7232 fQ£. 1980 1985 1990 ZONE. 7230 MAP 15 fQ£. ANALYSIS ZONES Population and Household Forecasts through 2005 1980 1991 2082 2416 2803 3281 1232 4160 1539 ZONE. 7231 , 21 ' 29 2tJ lJ 33 1980 1985 1990 1995 2000 2005 1896 576 2058 628 2386 787 2i60 974 3223 1221 4063 1529 t -91- u HH fQ£. I 31 2190 2137 2461 2827 3270 4093 ~ .....,,0/II -~ "' . -N__J ~ �the township. Periodic updates of the SAF model will include community changes that may affect future growth patterns. The master plan policies, however, do not describe any annexation overtures made by Fenton officials. The township is not aware of any plans to expand city boundaries within the foreseeable future. A way to look at' future population growth in Tyrone is to examine specific areas where a kind of neighborhood cohesiveness exists. Such areas are called subcommunities with a defined identity or character, but which exhibit an amorphous boundary. Future development in the subcommunities may be a bellwether that heralds new growth for the township. Four areas in Tyrone can be considered subcommunities. Three are the areas surrounding Lakes Shannon, Tyrone, and Runyan. The fourth area is Tyrone Center. Due to several factors, however, three of these subcommunities are eliminated from our discussion. Tyrone Lake is considered fully developed, and it lies in two political jurisdictions. Runyan Lake subcommunity, while not as intensively developed, does not have a lot of available land to entice new residents, even if the proposed wastewater treatment system is installed. The third subcommunity is Tyrone Center, the historic administrative center. Today, it remains the government center, but also an empty crossroads without a focus for attracting new development. The final identified subcommunity is the area surrounding Lake Shannon. Although it lies across three political jurisdictions, the majority of land is within Tyrone Township. The important role this subcommunity will play in the future development of Tyrone Township is further explained in the future land use component of this document. -92- �BIBLIOGRAPHY Getzels, Judith; et al. Rural and Small Press. Chicago, Illinois. 1979. Planning. Planners Humphrys, C. R. and R. F. Green. Michigan Lake Inventory. No. 47. Michigan Department of Natural Resources. Michigan. 1962. Bulletin Lansing, Inter-County Highway Commission. Michigan. 1973. Town Right-Of-Way Manual. Center Line, Libby, Lawrence W. Why Rural Planning and Zoning? Bulletin No. 336. Cooperative Extension Service. East Lansing, Michigan. 1971. Livingston County Planning Department. 11 An Environmental Review System for Livingston County." Environmental Review Notebook. Howell, Michigan. 1981. 11 • -----=D,....e_v_e__ l o_p_m_e_n_t-,,,.....n-.,...L..,..iv-,, . .n_g_s_t_o . n__,C'"""o-u~nty. Howell, Michigan. 1981. 11 An Historical Summary of Land En vi ro nme nta 1 Review Notebook • • Solid Waste Management Plan for ---,-L....,.i_v..,..in_g_s....,.t_o_n_C,....o_u_n....,.t_y_.--.-H-,-o_w_e.,. .11,.,_,--,-M=-=-i--=-chi gan • 1984. Livingston County Road Commission. "Primary and Local Road Counts by Minor Civil Division." Howell, Michigan. Various Dates . . "Primary and Local Road Inventory 11 ....,.H-,-owell, Michigan. --~b-y,....M~,,,.....n_o_r-,,.C.,...iv,....i'"""l-=-D..,..iv-,,,.....s_,i,....o_n__,,.. Various Dates. Lynch, Kevin. The Image of the City. Harvard Cambridge, Massachusetts. p. 194. 1960. ______ • Managing the Sense of a Region. Massachusetts. p. 221. 1976. Marsh, William M. "The Glacial Landscape." Environmental 1981. University Press. MIT Press. Cambridge, Formation of the Livingston County Review Notebook. Howell, Michigan. • Environmental Analysis for Land Use and Site Plan---n..,..in-g-.-=Mc_,G=-raw-Hill. New York, New York. p. 292. 1978. McHarg, Ian L. Design With Nature. The Natural History Press. City, New York. p. 172. 1969. Garden Michigan Laws Relating to Planning. Community Development Programs, Michigan State University. East Lansing, Michigan. 1982. -93- �McHarg, Ian L. 1969. Design With Nature. Garden City, New York. 172 p. The Natural History Press, Schneider, Ivan F. and A. Earl Erickson. 1972. 11 Soil Limitations for Disposal of Municipal Waste Waters." Research Bulletin No. 195. Michigan Sate University, Agricultural Experiment Station, East Lansing, Michigan. "General Population CharacterisGovernment Printing Office, Wash- U.S. Bureau of the Census. 1980. tics. 11 Series PC 80-1-B24, U.S. ington, D.C. • 1980. "General Housing Characteristics. 11 ---,S~e-r~ie-s-~H=c=ao~-~1~-~A~2~4-,_,_,u.s. Government Printing Office, Washington, D.C. . 1980. Census Tracts. 2 Volumes, Series ---,~~-~----~ PHC 80-2-140, U.S. Government Printing Office, Washington, D.C. 11 11 U.S. Department of Agriculture, Soil Conservation Service. 1974. 11 Soil Survey of Livingston County, Michigan. 11 U.S. Government Printing Office, Washington, D.C. 92 p. 11 1981. Important Farmlands Livingston County, Michigan. A map, prepared with the assistance of the Center for Remote Sensing, Michigan State University. U.S. Government Printing Office, Washington, D.C. 11 U.S. Department of Agriculture and Michigan Department of Natural Resources. 1984. 11 Flood Plain Management Study North Ore Creek. 11 Livingston County, Michigan. -94- �APPENDICES Table of Contents A - "Chapter 3: The Terrain Evaluation Map" (Reprinted from An Environmental Review for Livingston County) B - The Glacial Formation of the Livinston Reprinted in its entirety C - 1980 Census Tables for Tyrone Township - Population D - 1980 Census Tables for Tyrone Township - Housing E - Suitability Criteria for Overlays �APPENDIX A ~A n Environmental Review System for Livingston County �Chapter 3: The Terrain Evaluation Map The Terrain Evaluation Map is an environmental data base developed for preliminary analysis of natural land suitability by local planning cotmnissioners, other local officials, developers, and lenders. The natural characteristics of a site are essential pieces of information in determining that area's suitability to various land uses and the potential for environmental hazards. Using the Terrain Map as a data base and this guidebook, the principal environmental concerns can be identified early in the land planning process. With an early warning, site planning techniques and costs resulting from natural site limitations or precautionary measures for environmental hazards can be considered from the start of the project rather than being an added factor. Not only can costs due to plan modifications, construction delays and post-construction repairs or maintenance be reduced, but preventative site planning or construction measures will be more effective when the major concerns are an integrated part of the land development process. s.c.s. and U.S.G.S. Data The Terrain Evaluation Map highlights selected data from two highly reliable sources - the Soil Survey of the Soil Conservation Service and the U.S. Geological Survey's topographical quadrangles. These two highly detailed data sources are very useful for determining the natural characteristics of a site, but are generally under-utilized by local officials because they are complex, timeconsuming and thus often overwhelming to use as reference. A technically trained or experienced planner can refer to these original data sources if more specific or detailed data is desired. However, the Terrain Map, like the s.c.s. and U.S.G.S. data are rarely adequate substitutes for an on-site survey of natural conditions. While generally reliable, these data sources are at a small scale and are sometimes, although not often, inaccurate. Also, these dat~ sources, as detailed as they are, do not provide all the information that might be desirable to know. ( A-1) 37 �S.C.S. Data Limitations It is very important for users of the Terrain Map to understand the limitations of the data it provides. The Terrain Map is of course no more (actually slightly less) reliable than the data sources from which it was taken. The S.C.S. soils data has a very significant data 'limitation; the soils types refer to only the top layers of sediment. Because of its complex glacial history, Livingston County has highly variable soils. The four to five feet of soils as given by S.C.S. is not a reliable indication of what soils lie underneath. The S.C.S. data on soil textures do have strong implications for stormwater runoff characteristics. Silt or clay soils clearly have a different impact on runoff rates than sandy or muck soils because this hydrologic process occurs on the surface. However, the important subsurface characteristics of groundwater flow are significant data gaps not covered by S.C.S. or U.S.G.S. Most communities do not have such information, but must make decisions based on what is known or else require the developer to provide such information through expensive soil borings or hydrogeologic studies. Communities that do have data additional to the S.C.S. and U.S.G.S. can incorporate it into the site analysis process along with the Terrain Map. The S.C.S. and U.S.G.S. data bases have been graphically combined and simplified so that the most important information for local planning activities is more easily and more quickly understood. The most relevant soils and all available groundwater data has been transferred from the S.C.S. soil survey to a U.S.G.S. base map. Topographic features (steep slopes) and streams were highlighted on the U.S.G.S. base. Wetlands and lakes were identified when they occurred on both data sources. Aerial photography from both 1980 and 1965 was used to verify selected natural features. The detail of data needed to make land planning decisions will vary according to the scale of the area being discussed. For example, master plans and ordinances involve decisions that have community-wide impacts while road improvements may also impact a large part of the community. Other planning activities, such as rezoning petitions and site plan reviews are site specific (although overall community goals and plans must still be adhered to). Thus, for utility purposes the Terrain Map provides data simplified into two levels - Land Types and Sensitive Landscape Features. Land Types indicate the general soil, topographical and hydrological characteristics of a large area of land, perhaps several sections in size. Sensitive Features are usually small areas of land with unique natural characteristics that make it especially susceptible to the environmental hazards. (A-2) 38 �Four land Types Four Land Types have been identified by a land unit mapping technique: .Rolling Silty Clayey Areas .Gently Sloping Sandy Areas .Rugged Sandy Uplands . • Flat Ponding Lowlands Zones of land Type Transition Each Land Type is made up of land units with a similar combination of soils, topography, groundwater and surface water characteristics. Small areas within each Land Type may vary from that generalization. The border of these areas is often not a distinct edge, but rather a blending of the characteristics of the two adjacent Land Types. Such a Transitional Area exists when Rolling Silty-Clayey Areas adjoin Gently Sloping Sandy Areas or when Flat, Ponding Lowlands adjoin either of these two Land Types. Sensitive Features The Terrain Map identifies seven kinds of Sensitive Features. These are small, well-defined areas that have a combination of soils, topography or hydrologic characteristics that make them especially susceptible to environmental hazards. Often, because of these unique natural qualities, they are also very attractive as sites for development. Thus, land use regulation is particularly important when sites contain any or several of these environmentally sensitive landscape features. ( A-3) 39 �Occurrence of Sensitive Features in Land Types Environmentally sensitive landscape features are listed in the table below. Most of these sensitive features will occur in more than one (or all) La.nd Type. Depending on the area's topographical, soil and hydrological ' characteristics, each land type contains a typical density and variation of the sensitive featu:t'e. Undesirable environmental impacts often result from poor site location or inappropriate design which disregards the natural resources of these sensitive areas. SENSITIVE FEATURES .!!! Ill Ill ::0 C C Ill "' "'O C "'Ill ..x ~ cii Ill rJl LL.I Q. >r0 z < ...J u Ill 0'1 Ill . r- Ill .s::. .!!! ·o rJl Ill iii ·=. ..x s :I 0'1 Ill V .s::. "' Ill C ·.o c.. ..2 0. rJl ~ ~ rJl -0 0 0 c.. Ill ...J s 0 ~ ::i: Rolling, Silty-Clayey Areas 1 2 2 2 2 0 2 Gently Sloping, Sandy Areas 1 2 2 2 2 0 1 Rugged, Sandy Uplands 0 0 1 0 0 0 3 Flat, Ponding Lowlands 3 3 3 3 3 2 0 In this land type, the occurrence of this sensitive feature is: 3 - Very common 2 - Common 1 - Not common (occasional) 0 - Rare (A-4) 40 �Susceptibility to Environmental Hazards Each Zand type contains a typical density, distribution, and variation of the sensitive featurie. Although some sensitive featuries will occur in more than one (or all) Zand type, the potential impacts and their probable severity varies from one type to another. This gives each Zand type an overall level of susceptibility to environmental hazards from which land-use suitability levels can be generalized. SENSITIVE FEATURES Ill "ii ~ ::0 IQ C C IQ Ill "C C Ill ~ ~ ~ .:,/. IQ ..J Rolling, Silty-Clayey Areas 2 4 6 w Gently Sloping, Sandy Areas ~ 2 3 :s Rugged, Sandy Uplands Flat, Ponding Lowlands ·s en IQ (I') C .:,/. -~ I.I :, ~ ~ 2 6 2 4 2 6 0 z ~ ~ 0 (I') Co. u X X 2 4 5 6 2 6 . I- .c ~ ~ ~ .c en Ill C ] 0. "80 !.0 v5 0. ~ ! :i: Li: (I') 1 3 6 1 X 3 2 3 4 1 3 6 1 6 X 3 1 2 X X X 3 1 3 6 1 6 5 3 3 2 3 4 5 When any sensitive feature indicated in the columns occurs within or directly adjacent to this Zand type, a critical relationship to the specified environmental hazard exists: 1 - the degradation of groundwater quality through chemical or biological pollutants 2 - the degradation of surface water quality through chemical or biological pollutants 3 - the erosion of devegetated and exposed ground 4 - the sedimentation of eroded soil into lakes, streams or drains 5 - the increase in land area subject to flooding 6 - the inundation of structural or road foundations X - this sensitive feature does not usually occur in this Zand type ( A-5) 41 �• • • Rolling Silty-Gayey Areas These land units are defined by silty-clayey soils having a slightly rolling to steeply rolling topography and a moderate to high elevation. Glacial landforms presumed to be in this landscape type are till plain, ground moraine, and areas of end moraine which have fine-grained soils. Gently Sloping Sandy Areas These land units are primarily defined by sandygravelly soils having a topography that is gently sloping and a moderate elevation. Glacial land formations found in this type are outwash plains, glacial drainageways, and other outwash formations with more relief such as form.er beach ridges. Also included are sandy, gently sloping areas of moraines. Flat Ponding Lowlands These areas are defined by sandy-gravelly soils with a high elevation that includes a considerable amount of steeply sloping relief. Land formations in this landscape are kames and kamic deposits, eskers, other ice contact slopes and the steepest sloping or lateral moraines. Rugged Sandy Uplands These areas are primarily defined by a very flat topography with a low-lying local elevation. They include most of the major water bodies or channels and the bordering (100 year) floodplain. Landforms present in this landscape type are old glacial and modern drainageways, organic deposits, lacustrine deposits, and outwash plains having a low elevation. (A-6) 42 �•.)_ _.,!!• ~--•~· ■; i■ ; Profile of Land Types Flat Ponding Lowlands Gently Sloping Sandy Area!!<- Rugged Sandy Uplands Flat Ponding Lowlands n Tr.insiuon 1,re• Transi,ion l,r~• Sur, Rttrn tion Ana '~, ,_, '""' '""' .-..d .i.,.,, l> --------- I -...J ..__.. .... . , ~ ~ Trans1c1on Arel 11 .-..d 1ubJ1v1...._.... '"°"'"~~,,.,,,.,1...J1 ,,,.,. j . ~ ~ . I Rolling Silty-Clayey Areas n Transi11un Area ti 1u1...,J/1 /lool,,,J /W1 ';:J Gently Sloping Sandy Areas .,, UJUl"il)' ,:'~~ a:_:r1 ,~ ....,-11, ..,"1 ,..., .. .,,, -.i,, .. ..... luul w.bl,i-..-,Lt..J , -~.i •• ,.., -Wfl4 , . , , ---- -- -- - .. nd,.IOII .... , ,..i I .u.,...1 ,oJ Mndy kMI ""'"i.,.,, ...1 wlry<l.rr, k•I lnd-..1N .,,.1 f)f'O "'f'frwn1 ,onl, thr "If' ,. \ uf wdunnM , •• M\IITJW""fd jr,,m rtw ,...bh,hrd .... , (,.,n..-n•'"'" ..... ,. .... UU'Tf Alil ,, thir-tc--..ltm.rbr 11nJr1i.1n by• H,r .,,_, .. n hi .,,.1 IJI"" , oflW'f 1tun 1"4,1 .nda,Sf'J Jrorr I wr .. , " I ' \, ...,11 bf ..... ,...i....1,Ji,, " .. , .. . o """'""'-" IOI ... ...._,,,,..., , ... ,.r-o • ... /ho T#'"'M" N,,,, �• • • • • • • • • • Terrain Evaluation Map Legend Land Types: Rolling, Silty-Clayey Areas brown gold Gently Sloping, Sandy Areas red Rugged, Sandy Uplands yellow Flat, Ponding Lowlands Sensitive Features: v~c:_· _ _ -·- . __ __ Lakes (blue) 1_~ Wetlands (blue-green) ~~ Rivers & Streams ~:!e.:t Intermittent Streams ~ Drains u~~i.I[j Intermittent Drains tiBmm Muck Soil/in Wetland High Water Table, Mineral Soil/in Wetland Alluvial Deposit (Floodplain) Steep Slopes, 10% - 20% . . ,,.... ,_,. :JI...,.-:.-, ►. . .. ... Steep Slopes, 20% or more (A-8) 44 �• • • • • • The shores of IAkes were identified on 1he Te rrain Ma p as a ca,mpromise of 1he sho relines given by S.C.S., U.S. G.S. and aerial phot og raphy. High Water Table Areas, Muck Soils, Wei/ands and/ or Stee p Slo pes oft en occur on the $horn of these lakes. Lakes and Lakeshores Livingston County is fortunate to have approximately 350 inland lakes. Many lakes in the County are Kettle lakes, which formed during the glaciation period in the depressions of moraines and old glacial drainageways. Many others, such as Howell Lake, were small ponds made larger by impoundments created for water-powered mills. Some mill ponds (Parshallville, Pinckney, Oak Grove) were simply dannned streams where no pond or lake existed previously at all. Some lakes such as Brighton Lake have impoundments constructed for a recreation facility; others such as Lake Shannon were created as residential developments. The shores of lakes are very popular as sites for land development. These areas attract new development more than any other natural feature and often have a very high market value. Consequently, lakefront development is often built at a high density. In hi&h density residential or connnercial lakefront developments, septic system siting and stormwater runoff are major concerns for local planners. Lakes are susceptible to pollution from runoff and from migrating groundwater that has been contaminated. Dense lakefront development often results in contamination of groundwater from septic systems located in high water table areas, which are commonly found on the shores of lakes. This groundwater often migrates into the surface water, resulting in an acceleration of aquatic weed and algae growth. Lakes that have steep slopes (Rugged, Sandy Uplands) adjacent to them have problems with erosion and sedimentation on their shores, rather than problems associated with high water table. Dredging and filling changes to most lakeshores are regulated by the Department of Natural Resources through the Inland Lakes and Streams Act of 1972. The County Drain Commissioner is authorized to control sedimentation problems in lakes by the Soil Erosion and Sedimentation Act of 1972. ( A-9) 45 �Nntr, \truo,11 .1nJ /)ru111 1 f/,,u 111g .111d 1111,1111111, 111 u crt tht I c.:rri.1 1u Af.,p h1 111/J,,'1 At.rtu/ plu,tu, ,Jl ,111/1cJ flll l1 \ ll'l'rt (,. t I) •.J/111 tUIJIJJl1tJ ·1 1,tl, It non11u//J ,1/,n 1 thr,,11).!h .1rct11 ,,f I ligh U ·.,,, , .,.Jh/c. t\fu, l \,,,/, \l''ct lund, ()f" drw 111i.1,1 1 t , lhnl 11, / l/11111,,I /), />" 11/ I flow1n,c 111rc.:nn1rtc.:ni tlnwinJ,! .ind -..rrt.·,1111 ,trc.1111 lfl(t"fllllltt Ill dr.1 111 , Rivers, Streams and Drains Livingston County has over 470 miles of rivers and streams. The function of rivers and streams in the hydrologic cycle is one of carrying surface runoff, groundwater seepage and water stored in lakes or wetlands out of the upper parts of the river basin toward the lower parts. Since Livingston County has a high elevation compared to surrounding counties, it is a headwaters areas. This means that many of the local rivers and streams have their source in the wetlands and lakes of the county and flow out of the county. There are three major basins in the County - the Huron, the Shiawassee and the Red Cedar. 1be Red Cedar empties into the Grand River, which eventually empties into Lake Michigan. The Shiawassee River flows into the Saginaw River and Lake Huron after that. The Huron River empties into Lake Erie. (The Looking Glass River, a tributary of the Grand River like the Red Cedar, drains part of Conway Township.) All other streams in the County will flow into one of these rivers. At many times, small streams will have flowing water only seasonally and during rainfalls. These are called intermittent streams. Much of Livingston County's land has poor surface drainage . This means that the land is generally flat, often with low permeability and does not let runoff flow quickly or in a clearly defined pattern. Wet ground causes problems when working with cropland (or any oth e r land) especially in the spring and fall. Farmers responded to this problem long ago by dredging channels, called agricultural drains, which allowed slow moving runoff and groundwater to drain off more quickly, leaving the soil dry and more workable. Today, drains are also dredged to provide dry soils for structural and road foundations. Using drains, land areas with natural limitations due to high water table are sometimes developed for residential or other uses. Despite such a drainage improvement, the problems associated with high water table usually persist to some extent. (A-10) 46 �'-~ '- • • - • • • • The County Drain Commissioner has jurisdiction over established county drains, and through the Subdivision Control Act of 1967 can acquire jurisdiction of drainage systems (i.e., detention ponds) within land that has been subdivided. The Drain Commissioner is authorized by the Soil Erosion and Sedimentation Act of 1972 to protect the County's lakes, streams, rivers, drains and watercourses from unnecessary degradation due to sedimentation. The County Road Commission is also involved in construction and maintenance of drainage channels; roadside ditches act as small, public drains. The Department of Natural Resources through the Inland Lakes and Streams Act of 1972, controls and issues permits for any changes to the shores of lakes, rivers or streams. The Huron River has been designated as a wild, scenic or recreational waterway under the provisions of the Natural River Act of 1970. Thus, land development along the Huron River is tightly controlled by the Natural Resources Commission or local zoning ordinances. Al/111 •ial DepoiiH are identified on the Terrai" Map by the ull11vial land dnignation in the S.C.S. Soil S11n ·eJ•. Thne IedimenlI occur along the ba,.Ju of Riven ,wd Stream I, occaiionally ulong an Intermittent Stream . Alluvial Deposits Modern age alluvium (glacial outwash may also be called alluvial) constitute only 0.4% of the County's land area, but are a significant indicator of a potentially serious environmental hazard - flooding. Since the floodplains of most Livingston County rivers have not been thoroughly documented, alluvial and muck soil deposits may be used to indicate flood prone areas. Alluvial lands are scattered throughout Livingston County in floodplains next to rivers and streams. These soils were deposited by bank overflow during flood stages and now exist as narrow bands that are highly variable and interrupted. These soils may range from well drained sandy loam to poorly drained clay loam. They are severely limited for cultivation and development primarily because of frequent flooding, high water table and poor stability. (A-11) 47 �ii ■ ii ii • • • • • • • • • • • ,.. Wetland1 were identified on the Tem,in Map where concentrationJ of U~S.G.S. wetland 1ymbolJ cove red more than 5 acre1 and where S.C.S. indicated a 10il formed in wetland1. Aerial photoJ were con11dted, and 1elected field te1t1 done . Wetland1 u111Jlly have Muck SoilJ in them , but they may also occur in Mrneral Soils . Wetlands Wetlands, like lakes, have significant environmental functions, and the use of those along rivers and those larger than five acres has been recently regulated by the Wetlands Act of 1979. Wetlands are environmentally valuable for their role in groundwater recharge and purification, in flood control and as wildlife habitat. However, wetlands were for many years openly used as dumping grounds by industries, municipal waste haulers and private citizens alike. Many 'citizens' still use isolated areas for disposal purposes and often seem to choose to dump in a wetland depression . Wetlands also have a significant role in the hydrologic cycle. It is known that some wetlands are groundwater recharge areas, purifying the runoff which infiltrates through them; other wetlands may discharge water into streams. Wetlands also provide flood control since the organic soils normally found in wetlands have a high water absorption capacity which reduces the peak stream flow during heavy rainfalls. Wetlands can be valuable in site plans for stormwater detention • The term wetlands is a general one which refers to marshes, swamps, bogs, fens or other seasonally flooded areas. Many wetlands may look like shallow or small lakes. Such wetlands may very well be former lakes, that formed during later stages of the glacial melting and have since drained or infiltrated to reduce in size. A bog is indeed a lake for the first part of its life • Many wetlands have ponds (open water) in their center, and many lakes have or once had marshy areas around their shore. In fact, all inland lakes in Livingston County are referred to as lacustrine wetlands by the National Wetlands Inventory. Other wetlands, such as fens or meadows, do not look very wet and may not be for a large part of the year. Most of these wetlands are seasonally flooded - usually in the spring and fall. In the summer they are often without standing water, although the organic soil usually stays near saturation. A large number of these wetlands are used for horse, cattle and sheep grazing. Some have been cleared, drained, and irrigated for intensive cropland or sod farming. (A-12) 48 �• • • • Muck So ,'1 are identified rm the Terram Mup b; u!! or/!.amc w i'1 ,n the w untJ I S.CS. Soil Surrey Th e; may no u· occur e,ther i11 or out of Wetlund,. bu1 .,// t h,·r,· HJ1'1 nri!!.•"'-'liy f ormed ,n W e/1,mdI. 0 Muck Soils Mucks are black, struc tureless soils that contain a high percentage of partially decomposed organic (or vegetative) material. They formed in wide, flat areas of old glacial drainageways and in the small depressions of till plains, outwash plains and moraines. Muck soils typically have very poor drainage and so are normally saturated with water. Vegetative litter does not decompose when it is in a water-saturated condition. During the thousands of years since the last glaciation period, mucks have accumulated in wet areas and now reach depths of over 60 feet. Carlisle muck is the most connnon soil series identified by the S.C.S. Soil Survey, occurring on about 10% of Livingston County's land area. All muck soils together cover about 16.4% of the county. All muck soils, because they formed in water saturated conditions, were once wetlands. Many areas with muck soils remain as wetland, although much acreage has been drained for cultivation. The Wetlands Act of 1979 regulates these wetlands but agriculture is a permitted land use. If adequately drained and protected from wind erosion, some muck soils are well suited to production of some kinds of vegetables, sod, some row crops and hay. These soils can be productive cropland but there are resource management concerns. These are maintaining adequate drainage, fertility, control of erosion by blowing wind and potential increases in downstream flooding. Mucks are highly unstable soils and are not capable of bearing the loads of road and structural foundations. Formerly, such development did sometimes occur on muck soils that were filled or covered with made land, but this is now prevented by county and state regulations. Such filling often occurred on the shores of lakes, however the Inland Lakes and Streams Act now prohibits such filling. The County Building Department no longer issues building permits nor does the County Health Department issue septic system permits for sites with muck soils. (A-13) 49 �~-=:\;j;;:•.:;c.i .:•:• :" Y."~~~:: .. \ ,;,{....:,._;~ :_~·,:1:·.:- ?it:-~-,~-,. .. :*:·:·ff· ~-:.· 4. .-.. ,• 11,i:h ll''"'"' ·1uhle. M111<· ral .\ ,,,/, u ,.,, ,de111 ,f,,·J ,,,, 1h, Te rra111 Muph) ,1/1 .\ .C.S. Jl' rtct of r,111d, r,// 1,rd,1) ;111/1 1t h .i it.'Ulfl lHl l tOJl e r lu hle u 11h 111 fo u r /et!l of !ht g round rurf"u-t•. Th ey occur rery Ulf>11111n,/J 11J d epn·111n 11 f, 1dtJ 11): dru nwJ!,e ch,u 1n,•!1 u nd !t1i-c•1/;1Jre'r . .J nd 111111d 1111e1 1,tc11r i11 W eJ/,111dr. u High Water Table, Mineral Soils ~- . _.- ;« · ·; t •·"r ·'-<-)' / • , ·, ..•.~. - .,.,:":('·•· , I !"'~~\~ ····· ..,, , , - - ._ . ,: ;.:-' ,' -- < . In areas where the water table is close to the surface there is a much greater potential for degradation of groundwater quality than where the water level is protected by a thicker layer of soil. Areas of high water table mineral soils are defined as inorganic (sandsilt-clay) soils with an average seasonal water table high of less than four feet from the ground surface. Alluvial and muck soils have a high water table but also have further limitations, so these sediments are discussed separately. Areas of high water table in inorganic soils are of particular concern to planning because this natural limitation is not as highly apparent as the other environmentally sensitive land features described. These areas are also less restrictive to development. Local zoning, building regulations and state legislation generally provide more safeguards for sites containing or near surface water, flood prone areas or erosion prone areas than those with high water table. The County Health Department requir e s an on-site inspection of the seasonal water table level for septic system permits. An area with an indication of a seasonal high water table that rea ches to within six feet of the surface requires a special drainfield design. Permits are not given for systems where the water table is less than 2½ feet from the sur f ace. Where the groundwater is close to the surface, it can be easily contaminated, not only by septic e f fluent but by any contaminant carried by infiltrating stormwater or spilled liquids. Spills of toxi c or hazardous chemicals will reach groundwater faster where the water table is closer to the surface especially where the soils allow a fast rate of percolation. Thus, areas with gravel or sandy soils having a high water table level are of special concern to land planning. (A-14) 50 �• • • • • • • • • • slopes 10 1½ . 20'½ incline Steep SlopeI are d,,fm l!d (Jr, t he Terram Map by 111d111t r of betu,eer, JO'½ - 20'½ arid th()Je ~realer than 20'"!, aI mterpret ed frn m U.S.G.S. ( JO /(Jo/ tnll!rt '1IJ C//11/<JUr lmeJ. A miriimum relief of 20 feet U'1J reqm red Steep Sloper often hat•e La/,er, R11 ·e rJ. St ream,. Wetl,mdr. H,~h Wat er Table AreaI . Muck Sm/J ,md/or Allu11.il Depo1 t11 al the bare of the 1111/r,u• . slupe~ over 20 1i, incline Steep Slopes Glacial activities created an undulating to steeply sloping topography in some areas of the County. Steep slopes are defined as those having an incline in excess of 10% with gradients greater than 20% being of special concern. These slopes characteristically have Hillsdale/ Miami, Fox/Boyer or Spinks/Oakville soil types of sand and gravel. They are especially sensitive to development because they are susceptible to erosion and also require special considerations with regard to foundation design and the treatment of domestic sewage. The Livingston County Health Department restricts development of drainfields on land with a slope greater than 12% and requires a mini mum setback of 15 feet from these slopes. A connnon problem on steep slopes is that domestic wastes from septic fields emerge at the bottom of the slope before adequate purification has occurred thus contaminating surface waters. When steep slopes border any slope, there are erosion and sedimentation conc erns in addition to septic effluent contamination . Roads and building foundations that are located on or near steep slopes require an especially sensitive design. Moreover, the cost of construction tends to be higher on steeply sloping ground because of the need for spe cial precautions and building methods. If sensitive des ign considerations and construction techni ques are not employed, slope stabilization and erosion control can be a continual maintenance problem which in severe cases can threaten the foundation of a structure or road . The County Drain Commissioner, as the local administrator o f the Soil Erosion and Sedimentation Act of 1967, i s particularly concerned with stee p slopes during site plan reviews . ( A-15) 51 �APPENDIX B • • • • ' The Glacial Formation of the Livingston County Landscape �Ii • • • Iii The Glacial Formation of Livingston County The landscape of Livingston County is young relative to most North American landscapes. Generally, landforms date from the last glaciation, which ended in Michigan 10,000 - 15,000 years ago. Since that time the landscape has not been without change, but most changes have been modest compared to those caused by the glaciers. Accordingly, an understanding of how the existing landscape evolved must begin with an understanding of the advance and retreat of the continental glaciers. Over the past million years or so, during a period of time called the Pleistocen_e Epoch, large sections of North America were overridden by massive sheets of glacial ice. The ice sheets originated in the upper middle latitudes, in what today is the subarctic region of central Canada, and flowed outward toward the perimeter of the continent. On the southern edge of this glacial sheet, ice entered the Michigan region moving into the basins of lakes and river valleys that preceded the Great Lakes. Formation of the Great Lakes: Ill 14,000 years ago - ::; , fk pnmN l111 m , R W Kl lk y anJ W R farnan.J . Thr GI."'"' U J.,, .'1 ~u11nJ Muh,K'"'· M1c.h1,tan( ,c-o k11it it " I Su r"t'Y 8ullr1111 '1 , 1~ n 5111,1< , ICJ<,7, pp l l I(, • •"''-':1,;~._; ', ',;"-'<i:"-<>cC (B-1) I ,: = ,, �I I I • • • • • • • • • •II • • • • • Glacial ice moves with greatest efficiency along the lines of least resistance. Therefore, upon entering basins with favorable orientations, such as the ances~ral basins of Lake Michigan and Lake Huron, the ice slid rapidly ahead in the form of great tongues called glacial lobes. In the Huron Basin, the glacial ice sheet split into two near the tip of the thumb; one lobe extending down the Saginaw Valley and into the south central part of southern Michigan; the other down the main axis of Lake Huron and into the Erie Basin . 12,500 d~s-, yeurs ugo ~ / ,I Rc:pruHt'd !rum R \1C1 Kt'llt•y ,11),,I WR fJrr.11\J: Th1· (,I.H,-'I J,.itt>1 ,fr,,,mJ ,\111 ht)tJl'J M1lh1,-:.in(~:ulu>( ,/, ~ - ./)'-( •~JI :-.urvq· f\ullt' 11n I, l...10\10;,:, llX,7. pp t! l<1 . -- -- ' I-:-~,;;;.,,,,_._ - ; -d,. '•' - /}, ~ ~- , · Over thousands of years, the lobes advanced and retreated in response to fluctuations in the main ice mass north of Lake Superior. This is evident from the distribution and types of deposits left by the ice of the last glaciation, called the Wisconsin stage. However, buried deposits and other lines of evidence point to earlier glaciations, at least three in the Midwest. Whether these older glaciers followed a pattern similar to that of the Wisconsin ice in the Great Lakes Region is difficult to say. In any case, the remaining deposits, collectively known as gZacial drift, were rearranged by the Wisconsin glaciers • This last glacial sheet formed most of the landscape of southern Michigan as it appears today. Other sources of drift included rock debris eroded from bedrock outcrops in the Canadian Shield and the Michigan Basin as well as river and wind deposits formed during interglacial periods • 9,500 years ago Rt'pt1111t"J lrurn fl. W Kcllry .u'kl \1C1 R f•rr ,ukl, ·1ht- (,/..JuJ / l.JJ.,., 1 fr ,, 1111J ,\f,ch,;:wn. Mtthlj(JO(tt"ul11J,! 1tJ! ~urvt'y Rulk1111 1, l.unin,1t, l'>t, 7, Pl' I! I<, (B-2) 2 �•I ·I ' ( - , cPAOUWj>WAfllll ,··{\=- ~ ~ i' ...... PllOM l<P~S \.. ~ ,.,t" - . . . "· '•v • 5PR1iJ•.s Fer> •v ·--~ \.,, ::; Y,; ,, l --·. \ yf - _., _ ' ·..: ., " 't/ 1·' ,. ,i;r., '1 •' , J' . .• ', ....,·i • /" "· . °"""""'•'.--- - ' ~~ . 'r •• \.• ~ :__-·► ~ • · -;a.. ~ ~~... t1~NSOF 01,.p OllAlt-1A_- ·t-'~r=-:;.J . ! • ( ,,.,.-:, YJ": ~ ~ \t....,, ;,-:t' IIPUINO 8 V ~ ; Ge!NTL'( l'loLUNG, T'O~fl""'"'HY, LOAMV £o1...S, AHi> G-~~ltALLy Wlll.j. P_ , ,_llJ> Qt,t.11NE1-; 51>.NO'( "'I'! P Pity nlf,""'11 The chronology of events that culminated in the existing glacial landscape of Livingston County is sketchy, but a few highlights are known. About 18,000 years ago all of Michigan lay under ice, and the ice front formed by the combined Huron, Saginaw, and Michigan lobes extended nearly to the Ohio River in western Ohio and to the middle portions of Indiana and Illinois. Roughly 16,000 years ago the ice began to melt back and by 15,000 years ago, it appears to have cleared the south central part of Livingston County around Pinckney. ( B- 3) II 3 fr I . , -. ,__.~ -~ Post Glacial and Modern umdscape \ ~ P'OMt>e&lw.A~ fN 01.D PaA,Hl!lud �• IGE 8,._ ; ..,,.,,.,_, If ,.._l!LT.S /'\oM1111' e1o1N(;- e,u,Ll"" AS A..,._ l>CPll&&~,..., (P'IT) WI,.._ Ill Ll!&T ,., r>tfl ..S,.,.,o TltlS ~t.b',SED - ~ IC&)& rT" 1\tlo 1)€111«.S IS' tr p-,,CLJ15 Oil. - i~ "1"'-◄-"'1 A Mn<T14,a OF Au. S'l>O> ~~ l>l!IPC¥1l'IIID ,,i SW'<P•- WAniR OuiH~tt P'LA 1h' aa,Nc.,, Pf POStrt:O 111 Mlo&,.,-WAT~ l>-A~i; 1"1• FR<>'"\ Tit~ - l l ! R . ; SA/ID A>JD -e.._ A,Jte ntE' S..DIMlfNT~ I.All> D-14 I ,J C>~ rwAs H Kan¥ nre-_,,,,. ~•W.OC Of'At,.1 tGII' (A. .... euu<'TltJl<r- MEUWl>i---~~--~ Glacial Activity at the Ice Front u.~,,,..,.. -nt• ~/It. j PQ..A.1HA•E AD ,,., n,~ ,._.e1- JNc..,,,.#08 f!O~, OS A.NP l>i!l>W'A~ Ou,eR MO,V,,/<U R>AMTHE I I • ~ P ~ OF Tltll 1.V,O,\L v.,IOS,C.,,,.,/>t! A>Jl> ~<llt>f! T>HI! dF 1'4SL.l'Wl&TCR. El-4ANATI"'~ P'lt.oM Tl/E ~ Ffl'J>NT ""°"£-Off' This newly exposed area lay in a narrow wedge between the front of the Saginaw lobe on the northwest and the west flank of the Huron lobe on the east. Judging from the landforms there today, the emerging landscape must have been very active with great flows of meltwater discharging from the ice masses across the fragments of new terrain. Along the ice front itself deposits of till formed as the sediment load was released from the melting ice. TiZZ is the term given to drift deposited directly by the glacier as contrasted with drift deposited by meltwater emanating from the glacier. Till is compositionally diverse, ranging from boulders to clay-sized particles, whereas meltwater deposits are mainly limited to sand and gravel and are frequently stratified. Buildup of till at the ice front gave rise to belts of hilly (B-4) 4 �~ ~ ·: .,. ·;· ~. ,:. J'l.1-L 0 Resulting Glacial umd forms . . . "Tl t.t.. f'L.A., N . • 0 • 0 terrain called moraines. Till deposits also took the form of till plains, broad blankets of sediment dropped from the ice sheet as it melted in place. Beyond the ice front, meltwaters spread over the new ground depositing sand and gravel in fan-shaped features. As the fans broadened, they often coalesced with each other, forming sandy flats called outwash plains. Outwash plains are the most extensive variety of landforms deposited by meltwater. Other meltwater deposits include eskers, which are gravel deposits laid down on the bed of a stream flowing within the glacier, and kames, which are mounds of sand and gravel built-up by meltwater pouring off the ice front. Eskers and kames have become favorite sources of aggregate for building and road construction thousands of years later. (B- 5) 5 �-. 1~ ·- ~ ~. ,-.~~~ ~--------- ~ . -=- ~ ,. --- ·.. ··.• . .:· .. I . ,\, 1\ ,-.-,._~~.,....... ~ ~ ~ ······· ·-."",,....,~ ,,.,_ ,_._,__,_ "tu' . Formation of th e Pinckney Morain e and Outwash Plain ... -~ -"'"' ~ .,,, ,,, \ ~\(f,. .• I, •. ,, ,,\"\ --~ ~-' ,1))) ,,.. IC E ~ ~ MIELTIU> MCIC.ffl!QM TIC.HOit.AiNi'- Disinteiration of the Glacier . -~ -_.;_ -~ ' . .. ' '-· ~ . ~:~:- - - .. ' . . . (B-6) 6 OUf'WMMA.AlM ... OF DIWAT&~I~ ~H~ �LO.t.MY fOIL~j \N6.U. btA\NU> v1UA6ll s,rc .S-ntll.>N s ~~p &V 6U>0Ntr W~R. Post Glacial and Modern lAndscape of the Pinckney Area Several good examples of moraines and outwash plains are found in the area near the Village of Pinckney. About 1.5 miles north of the village, for instance, is a prominent belt of east-west trending hills which appear to be an end moraine of the Saginaw lobe (see figures on the opposite page). The northern side of the moraine is locally very steep indicating that it formed in contact with the ice front. The pits, or kettle holes, that dot the surface, indicate fragments of ice that were deposited within the till as the moraine was being built. The area to the south, which has a larger surface than the moraine itself, is the outwash plain that was deposited from glacial meltwaters. Based on its size alone, we are led to surmise that this feature was many years in developing; therefore, the ice front must have been stabilized along the moraine for sometime. When the ice finally melted away from the moraine, it apparently broke into several large blocks. Meltwaters subsequently deposited sediment around the blocks and when the blocks finally melted large depressions were left in the terrain; these in turn became the sites of inland lakes (e.g., Bentley Lake, Duck Lake, and Barber Lake) and wetlands. (B-7) 7 �From the Pinckney area the Saginaw lobe continued to retreat northward while the Huron retreated mainly eastward. The retreat of lobes was not steady, but appears to have been marked by several halts. One of the halts in the Huron lobe resulted in the diverse terrain of hills and lakes on the eastern side of the County, which is a complex of moraines, ice block depressions, and outwash plains. The Saginaw lobe appears to have halted near the center of the County where it deposited several modest moraines, and again in the northern part of the County, where it deposited a broad belt of moraines before retreating into Genesee County about 14,000 years ago. Between these moraines extensive areas of till plain were deposited where great slabs of ice wasted in place, and outwash plain and drainage channels were formed by meltwaters. In several locations, eskers were deposited on the till plain. A good example of an esker exists along the Livingston-Ingham County border west of Fowlerville. The retreat of the Wisconsin glacial sheet took 1,000 years before all of Livingston County's surface was exposed. During this time, drainage was dominated by massive discharges of meltwater from the Saginaw and Huron ice sheets. Most of this water was directed southward along broad channels situated among the areas of moraine and till plain. These channels were up to one mile wide in the area south of Fowlerville. With the retreat of the ice beyond Livingston County toward the north and east, the meltwater discharges diminished and a new drainage system began to develop. In the floors of the old drainage channel, lakes, wetlands, and streams took the place of the rivers of meltwater. In addition to the devel~pment of new drainage features, the drainage networks began to take on new configurations. Three major watersheds evolved; the Red Cedar on the west, the Huron on the south, and the Shiawassee on the north. As water was released from the landscape through these watersheds in the centuries following deglaciation, the streams draining the till plains and moraines developed their valleys and lengthened their courses eventually adjusting to the topographic conditions of the post-glacial landscape. (B-8) 8 �• • • • • • wd-1.!1.,ds oo p clin Resulting Drainage Basins in Livingston County 10 Lak &rie l..-ivini~to" Covnfy l,lne Vegetation invaded the area causing further alterations in the hydrologic system. Both terrestrial and aquatic vegetation were abundant in the early landscape. On upland surfaces, forests contributed to soil formation by adding organic matter to the ground. In lakes and wetlands, organic deposits were often substantial, resulting in thick layers of muck and peat soils. Many of the early lakes in the old drainage channels were transformed into wetlands by this process. When lakes formed in ice block depressions, the filling process was often much slower because of limited plant productivity and the large volume of water. Consequently, many of these lakes (e.g., Bentley Lake and Winans Lake) remain largely unchanged from thousands of years ago. (B-9) 9 �• APPENDIX C 1980 CENSUS TABLES FOR TYRONE TOWNSHIP - POPULATION Total Population 6077 White Persons under 5 yrs 5 to 9 10 to 14 15 to 19 20 to 24 25 to 29 30 to 34 35 to 39 40 to 44 45 to 49 50 to 54 55 to 59 60 to 64 65 to 69 70 to 74 75 &over 16 & over Median Total F - Under 18 yrs 65 & over 2976 2213 296 1744 6032 Total White 407 565 733 728 335 399 516 590 447 367 317 237 140 125 96 75 4202 28.7 6077 401 562 729 723 334 395 511 586 446 363 316 236 140 124 96 75 4177 28.7 6037 Median Age 28.7 Spanish Origin Households Persons Total Persons Households Total Persons 6037 Age -M 3101 34 Spanish origin 4 5 5 5 3 2 3 2 1 1 2 1 18 17.0 34 Female White 191 283 351 344 148 205 270 305 227 162 154 109 68 57 59 43 2070 29.3 2976 189 280 351 344 147 203 268 302 226 162 154 108 68 57 59 43 2060 29.3 2961 POPULATION COUNTS, 1940 - 1980 1940 1950 1960 1970 1980 C-1 - 920 1039 1523 3437 6077 24 5 Spanish origin 2 2 4 1 3 1 2 2 1 1 1 11 21. 5 20 �• • • • • • • • • • • • • PERSONS BY RACE Persons White American Indian 6077 6037 12 Eskimo Japanese 1 Chinese 1 Korean Other 1 1 24 PERSONS OF SPANISH ORIGIN Race Total Mexican Puerto Rican 34 20 9 Cuban Other White 1 4 28 Black Other 6 Summart of Characteristics Change 1970-1980 76.8 Spanish Origin 0.6 Percent Under 18 yrs 18 to 64 yrs &over 65 yrs Median Age 36.4 58.7 4.9 28.7 Households 15 yrs & over percent now married including se~arated Male Female 68.3 70.9 Total 1756 Percent chg 70-80 Persons ~er hh 95.8 3.46 ANCESTRY OF PERSONS Single ancestry group Dutch English French German Hungarian Irish Italian Norwegian Polish Russian Scottish Swedish Ukrainian Other 1787 38 Multiple Ancestry Group Ancestry not specified Not reported 717 89 400 16 123 27 3762 528 397 Selected Multiple ancestry groups: English &other(s) French &other(s) German & other(s) Irish &other(s) Italian &other(s) Polish & other(s) 6 123 3 15 18 7 205 C-2 1507 657 2037 1189 105 345 �• • "• • • • • • NATIVITY & PLACE OF BIRTH Total Persons Native Born in Michigan Born in other state Born abroad, at sea, etc. 6077 5894 4763 1111 20 Foreign born 183 SCHOOL ENROLLMENT & TYPE OF SCHOOL Persons 3 yrs old &over enrolled in school Nursery school private Kindergarten private Elementary 1 to 8 yrs private High School 1 to 4 yrs private College 2144 81 48 71 1093 39 671 6 228 YEARS OF SCHOOL COMPLETED Persons 25 yrs old &over Elementary Oto 4 yrs 5 to 7 yrs 8 yrs High School 1 to 3 yrs 4 yrs College 1 to 3 yrs 4 or more yrs Percent high school graduates 3309 25 62 115 348 1389 706 664 83.4 HOUSEHOLD TYPE & RELATIONSHIP Persons in Households Householder Nonfamily Householder Spouse Other Relatives Nonrelatives Persons per household Persons per family C-3 Spanish origin Total White 6077 1756 155 1484 2773 64 6037 1744 154 1475 2755 63 34 3.46 3.66 3.46 3.66 4.80 4.80 5 8 21 �HOUSEHOLD TYPE & RELATIONSHIP, Continued Persons under 18 yrs Own child In married couple family With female ~ouseholder, no husband present Other relatives Nonrelatives Persons 65 yrs &over Family householder Male Female Spouse Other relatives Nonrelatives Nonfamily householder Male Female Total White Spanish origin 2213 2124 1978 2195 2106 1964 19 17 11 118 81 8 114 81 3 2 296 295 109 10 76 52 1 108 13 35 13 35 8 10 76 52 1 FAMILY TYPE BY PRESENCE OF OWN CHILDREN Tota 1 White Spanish origin Families With own children under 18 yrs With own children under 6 yrs 1601 1043 342 1590 1034 339 5 1 Married couple families With own children under 18 yrs With own children under 6 yrs 1484 970 333 1475 963 330 3 3 1 81 56 7 79 54 7 1 1 2221 608 1504 13 25 2204 602 1493 13 25 8 71 71 2151 451 1508 17 99 76 2141 451 1501 16 99 74 1 12 2 8 Fema 1e householder, no husband present With own children under 18 yrs With own children under 6 yrs 5 MARITAL STATUS Male, 15 yrs & over Single Now married, except separated Separated Widowed Divorced Female, 15 yrs & over Single Now married, except separated Separated Widowed Divorced C-4 3 4 1 1 �.. -, • - RESIDENCE IN 1975 Persons 5 yrs &over Same house Different house in United States City •of Detroit Remainder of SMSA Outside of SMSA Different SMSA Not in a SMSA Abroad 5675 3152 2523 154 874 1495 1461 34 JOURNEY TO WORK PATTERNS Number of Workers 16 yrs & older Number of Workers Not Reporting Place of Work 2411 175 Work in Livingston County Number Percent 313 Work Outside Livingston County Number Percent 14.6 85.4 1831 WORKPLACES OUTSIDE LIVINGSTON COUNTY Detroit CBD: Remainder of Detroit: Dearborn: Livonia: Remainder of Wayne Co: Pontiac: Southfield: Troy: Remainder of Oakland Co: 0 58 0 64 86 Warren: Remainder of Macomb Co: 16 15 Ann Arbor: Remainder of Washtenaw Co: 49 Flint: Remainder of Genesee Co: 70 41 34 280 Worked elsewhere: Transportation to Work Drive Alone Carpool Walk ,Mean Trave 1 Time to Work Number: 1808 526 0 Minutes: 15 C-5 31. 8 447 629 42 Work at Home Number: 55 �, LABOR FORCE Total Persons 16 yrs old &over Labor force Percent of persons 16 yrs &over Civilian labor force Employed Unemployed Percent of civilian labor force 4193 2687 64.1 2687 2459 228 8.5 Female, 16 yrs &over With own children under 6 yrs In labor force Married, husband present In labor force Civilian persons 16 to 19 yrs Not enrolled in school Not high school graduate Employed Unemployed Not in labor force Female 2070 973 47.0 % of female 973 887 86 8.8 338 136 1495 688 549 101 21 11 4 6 OCCUPATION Employed persons 16 yrs &over Managerial & professional speciality occupations Executive, administrative &managerial Professional speciality 2459 678 301 377 Technical, sales & administrative support Technicians & related support occupations Sales occupations Administrative support including clerical 808 112 356 340 Service occupations Private household occupations Protective service occupations Service, except protective & household 204 6 14 184 Farming, forestry & fishing occupations 26 Precision production, craft & repair occupations 366 Operators, fabricators & laborers Machine operators, assemblers & inspectors Transportation &material moving occupations Handlers, equipment cleaners, helpers & laborers 377 223 94 60 C-6 �INDUSTRY Employed Persons 16 yrs &over Agriculture, forestry & fisheries Mining, extraction Construction Manufacturing Durable goods Transportation Communications & other public utilities Wholesale trade Retail trade Finance, insurance & real estate Business & repair services Personal, entertainment & recreation services Professional & related services Hea 1th services Educational services Public administration 2459 27 10 104 904 841 26 72 106 346 130 85 80 490 142 308 79 CLASS OF WORKER Private Wage & salary workers Government workers Local government Self-employed 1872 395 287 182 LABOR FORCE STATUS IN 1979 Persons 16 yrs &over, in labor force Percent of persons 16 yrs &over Worked in 1979 40 or more weeks Usually worked 35 or more hours 50 to 52 weeks Usually worked 35 or more hours With unemployment in 1979 Percent of those in labor force Unemployed 15 or more weeks Mean weeks of unemployment 2938 70.1 2900 2101 1848 1627 1480 1613 20.9 189 13.] in 1979 per week per week in 1979 WORKERS IN FAMILY IN 1979 No workers Mean family One worker Mean family Two workers Mean family Three or more Mean family I income income income workers income C-7 135 $11,117 529 $28,398 687 $33,617 256 $43,755 �INCOME IN 1979 Households Less than $ 5,000 $ 5,000 to$ 7,499 $ 7,500 to$ 9,999 $10,000 to $14,999 $15,000 to $19,999 $20,000 to $24,999 $25,000 to $34,999 $35,000 to $49,999 $50,000 or more Median Mean 1762 66 51 66 119 163 217 428 464 188 $29,034 $30,467 Owner-occupied households Median income Mean income 1607 $30,491 $32,071 Renter-occupied households Median income Mean income 155 $11,708 $13,832 Families Median income Mean income 1607 $30,281 $31,624 Unrelated individuals 15 yrs &over Median income Mean income 195 $12,700 $14,821 Per capita income $ 8,894 INCOME TYPE IN 1979 Households With earnings Mean earnings With social security income Mean social security income With public assistance income Mean public assistance income 1762 1600 $30,372 267 $ 4,596 84 $ 2,549 MEAN FAMILY INCOME IN 1979 BY FAMILY TYPES Families With own children under 18 yrs Without own children under 18 years Married - Couple families With own children under 18 yrs Without own children under 18 years Female householder, no husband present With own children under 18 yrs Without own children under 18 years $31,624 $33,054 $28,875 $32,477 $34,073 $29,389 $16,476 $15,424 $17,957 �ALL INCOME LEVELS IN 1979 Families Householder worked in 1979 With related children under 18 yrs Female householder, no husband present Householder worked in 1979 With related children under 18 yrs With related children under 6 yrs Household 65 yrs and over Unrelated individuals for whom poverty status is determined 65 years and over Persons for whom poverty status is determined Under 18 yrs Related children under 18 yrs Related children 5 to 17 yrs 18 to 59 yrs 60 yrs and over 65 yrs and over 'I I 'l l C-9 1607 1401 1060 65 34 38 12 142 195 45 6060 2230 2230 1828 3419 411 296 �APPENDIX D 1980 CENSUS TABLES FOR TYRONE TOWNSHIP - HOUSING Total housing units Vacant, seasonal &migratory Year-round housing units 1960 101 1859 YEAR ROUND HOUSING UNITS Tenure by Race & Spanish Origin of householder Owner-occupied units Percent of occupied units White American Indian, Eskimo, Aleut Spanish origin 1619 92.2 1608 5 3 Renter-occupied housing units White American Indian, Eskimo, Aleut Spanish origin Vacancy Status Vacant housing units For sale only Vacant for less than 6 months Median price asked For rent Vacant less than 2 months Median rent asked 137 136 1 2 103 25 21 $86,000 4 3 $ 262 VALUE Specified owner-occupied units Less than $10,000 $10,000 to$ 14,999 $ 15,000 to$ 19,999 $ 20,000 to$ 24,999 $ 25,000 to$ 29,999 $ 30,000 to$ 34,999 $ 35,000 to$ 39,999 $ 40,000 to$ 49,999 $ 50,000 to$ 59,999 $ 60,000 to$ 79,999 $ 80,000 to$ 99,999 $100,000 to $149,999 $150,000 to $199,999 $200,000 or more Median D-1 1273 2 3 9 15 19 33 39 155 226 396 221 118 29 8 $66,400 �CONTRACT RENT Specified renter-occupied units Median rent 107 $243 SELECTED CHARACTERISTICS • Year-round housing units Complete kitchen facilities 1 complete bathroom plus half bath(s) 2 or more complete bathrooms Air conditioning Central system Source of water, public system or private company Sewage disposal, public sewer 'I I I I I I I I I r 'I I Units in structure 1, detached or attached 2 3 and 4 5 to 9 1849 1818 513 720 301 156 129 20 1783 47 3 Mobile home or trailer Year structure built 1979 to March 1980 1975 to 1978 1970 to 1974 1960 to 1969 1950 to 1959 1940 to 1949 1939 or earlier 5 11 156 286 350 500 194 107 256 Heating equipment Steam or hot water system Central warm-air furnace Electric heat pump Other built-in electric units Other means None 256 1322 14 79 165 13 SELECTED CHARACTERISTICS - HOUSING Occupied housing units Units with roomers or boarders No telephone Owner-occupied units 4 or more bedrooms 1 complete bathroom plus half bath(s) 2 or more complete bathrooms Renter-oocupied units 2 or more bedrooms 1 complete bathroom plus half bath(s) 2 or more complete bathrooms D-2 1756 21 41 1619 547 469 689 137 124 17 14 I �SELECTED CHARACTERISTICS - HOUSING, Continued Persons in unit 1 person 2 persons 3 persons 4 persons 5 persons 6 persons 7 persons 8 or more persons Median, occupied units Median, owner-occupied units House heating fuel Utility gas Bottled, tank, or LP gas Electricity Fuel oil, kerosene, etc. Coal or coke Wood Vehicles available None 126 426 331 479 241 99 44 10 3.48 3.56 923 195 119 453 9 57 18 305 758 675 1 2 3 or more Year householder moved into unit Owner-occupied units 1979 to March 1980 1975 to 1978 1970 to 1974 1960 to 1969 1959 or earlier Renter-occupied units 1979 to March 1980 1975 to 1978 1970 to 1974 1969 or earlier 1619 245 500 407 294 173 137 62 48 15 12 Characteristics of housing units with householder or spouse 65 yrs &over Occupied housing units Owner-occupied units No vehicle available To telephone D-3 178 161 18 3 �FINANCIAL CHARACTERISTICS OF HOUSING UNITS Specified owner-occupied housing units Mortgage status & selected monthly costs With a mortgage Less than $100 $100 to $199 $200 to $299 $300 to , $399 $400 to $599 $600 or more Median Not mortgaged Less than $100 $100 to $199 $200 or more Median 1273 1013 5 89 278 416 225 $451 260 17 144 99 $176 Household income in 1979 by selected monthly costs as percentage of income Less than $10,000 Less than 15 percent 15 to 24 percent 25 to 29 percent 30 percent or more Median 77 5 11 6 55 45.9 $10,000 to $19,999 Less than 15 percent 15 to 24 percent 25 to 29 percent 30 percent or more Median 168 45 45 28 50 23.1 $20,000 or more Less than 15 percent 15 to 24 percent 25 to 29 percent 30 percent or more Median 1028 456 435 74 63 16.1 Specified renter-occupied units Gross rent Less than $80 $ 80 to$ 99 $100 to $149 $150 to $199 $200 to $249 $250 to $299 $300 to $349 $350 to $399 $400 or more No cash rent Median 106 One family house, detached or attached Median gross rent 0-4 3 17 6 11 11 37 8 13 $343 59 $336 �FINANCIAL CHARACTERISTICS OF HOUSING UNITS, Continued Household income in 1979 by gross rent as percentage of income Less than $10,000 Less than 15 percent 15 to 19 percent 20 to 24 percent 25 to 29 percent 30 to 34 percent 35 percent or more Not computed Median 5 31 4 50+ 46 $10,000 to $19,999 Less than 15 percent 15 to 19 percent 20 to 24 percent 25 to 29 percent 30 to 34 percent 35 percent or more Median 8 8 5 16 9 25.6 20 $20,000 or more Less than 15 percent 15 to 19 percent 20 to 24 percent 25 to 29 percent 30 to 34 percent 35 percent or more Not computed Median I 40 11 9 12.5 0-5 �APPENDIX E SUITABILITY CRITERIA FOR OVERLAYS Over- Title of Overlay ~ Selection Criteria and Comments 1. Slope O - 6% • This slope range is the most suited . for residential construction, and for proper placement and function of septic tank drainage fields. • Because the ground surface is nearly level, site engineering requirements may be kept to a minimum. 2. Slope 6 - 12% • Slopes in this range are suited for single family residential construction, providing there is prior onsite investigation. • Erosion from runoff and instability of certain soils under wet conditions require site engineering and maintenance precautions. • These slopes are suited for septic tank drainage fields if systems follow careful design and installation procedures. 3. Slope 12 - 18% • Slopes in this range are acceptable for many types of home designs. • Erosion control measures must be installed. • It is difficult to design functional wastewater disposal systems on slopes greater than 12%. • The overlay was created to identify and isolate steeply sloped areas. 4. Slope 18% & greater • Some home designs are compatible with steep slopes. • Erosion controls must be implemented. • The complexity of slopes greater than 18%make these sites highly unsuitable for placement of disposal fields. • The overlay was created to identify and isolate steeply sloped areas. 5. Shrink-Swell Potential , A Low value identifies the most suitable soils withlow shrink-swell potential. • The low rating was determined from engineering studies of subsurface soil characteristics at an average depth of 40 inches. • Most domestic piping systems are required to be buried at least 40 inches to minimize breakage from the shrinking and swelling of soils. E-1 �I I I I I I Overlay Title of Overlay 6. Subsurface Permeability • Moderately Well Drained rating is the most suited for the selected land use activities. • Rapid permeability could result in groundwater pollution by septic effluent. Slow permeability retards the dispersion of liquids through the soil. 7. Surface Drainage • Well Drained is the rated value. • Natural surface drainage reflects surface permeability and infiltration rate. • The better the drainage, the more suited the soil. 8. Bearing Capacity • The rated values are Good and Fair. • Bearing capacity is a measure ofthe subsoil's ability to support building foundations. 9. Depth to Watertable • The depth to seasonal watertable is rated suitable if greater than 3 feet below the surface. • A depth of less than 3 feet impedes proper operation of septic drain fields. • A high water table is a hazard to home construction. I I I I I I I Selection Criteria and Comments 10. P-Adsorption Capacity • The rating value is a HIGH phosphorus adsorption capacity for the soTlunit. • The criterion reflects soil ability to assimilate nutrients from septic effluent. Sources: Livingston County Soil Survey, U.S. Soil Conservation Service, 1974 Soil Limitations for Disposal of Municipal Waste Waters, Research Report #195, Agricultural Experiment Station, Michigan State University, December 1972 E-2 �I I I I I I I I LIVINGSTON COUNTY BOARD OF COMMISSIONERS RICHARD I. SLAYTONJ CHAIRMAN JOHN E. LABELLEJ VICE-CHAJRMAN JAMES C, DIEFENTHALER DAVID R. PECKENS JOYCE A ROGERS I LIVINGSTON COUNTY PLANNING COMMISSION GLENN HANSONJ CHAIRMAN NORMA PoPEKJ VICE-CHAIRPERSON T. GERALD BUCKLESS LEONARD FARMER JOSEPH MuscHELLA DAVID READER RONALD VAN HOUTEN LIVINGSTON COUNTY PLANNING DEPARTMENT TOM A. FREEMANJ AICPJ PLANNING DIRECTOR WILLIAM A. BROWNJ PRINCIPAL PLANNER ROBERT E, DoNOHUEJ JR,J RESOURCE DEVELOPMENT COORDINATOR/PLANNER MARCIA A. BAKJ PLANNER I/GRAPHICS COORDINATOR JUDITH L, DAVISJ SECRETARY � 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 Tyrone-Twp_Master-Plan_1985 Creator An entity primarily responsible for making the resource Livingston County Planning Department, Livingston County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1985-06-11 Title A name given to the resource Tyrone Township Master Plan Description An account of the resource The Tyrone Township Master Plan was prepared by the Livingston County Planning Department and was adopted by the Tyrone Township Planning Commission on June 11, 1985. Subject The topic of the resource Master plan reports Tyrone Township (Mich.) Livingston County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/1ce9608d6fd1f3128fb03a38409ca2ac.pdf e33736cf9585e72290ec3bac6a48ebbe PDF Text Text I . ~ \ tlRO·N E -..': ! i: T o . : ~ w n ·s h i p :. ,. ~~ ,,. .. . . .• TYRONE : . ..,.. . •. . . ' . •, Comprehensive P/1#1 1 9 9 3 �• TYRONE TOWNSHIP COMPREHENSIVE PLAN Prepared By: Tyrone Township Planning Commission and Board With the Assistance of: Mark A. Wyckoff, AICP Mark A. Eidelson, AICP Brenda M. Moore, AICP Timothy McCauley Planning & Zoning Center, Inc. 302 S. Waverly Road Lansing, Ml 48917 October 25, 1993 I ' �,.. TABLE OF CONTENTS Chapter 1 - Introduction Plan Purpose .....•......................................................................................................................1-1 Plan Contents and How to Use the Plan ................................................................................... 1-1 Plan Preparation .......................................................................................................................1-2 Chapter 2 - Community Character Introduction ............................. ............................................................................. ...... ... ........... 2-1 Demographic Summary ............................................................................................................ 2-1 Open Space .............................................................................................................................2-3 Natural Resources Summary ....................................................................................................2-3 Visual Landscape Areas ...........................................................................................................2-5 Existing Land Use Patterns ...................................................................... ......... ... ........... .......... 2-8 Critical Trends ..........................................................................................................................2-8 Chapter 3 - A Common Vision: Goals & Objectives Vision Statement ......................................................................................................................3-1 Goals & Objectives ...................................................................................................................3-2 Chapter 4- Future Land Use Strategy Introduction and Purpose ..........................................................................................................4-1 overview of Future Land Use Strategy .....................................................................................4-1 Individual Components of the Future Land Use Strategy .......................................................... .4-2 Commercial and Industrial Developrnent .................................................................................4-11 Public Lands ...........................................................................................................................4-12 Recreation Lands ...................................................................................................................4-13 Special Land Uses ..................................................................................................................4-13 Principal Road Corridors ...................................................................................... ................... 4-14 Chapter 5 - Public Services Strategy Introduction and Purpose ..........................................................................................................5-1 overview of Public Services Strategy .......................................................................................5-1 Public Services Districts ................................................................................. .......................... 5-1 Individual Public Service Components ......................................................................................5-3 Intergovernmental Coordination ......................................................................... ..................... 5-15 Appendix A Location and Geography .......................................................................................................... A-1 Appendix B Historic Perspective ................................................................................................................. B-1 Appendix C Physical Profile - Natural Features ........................................................................................... C-1 Appendix D Physical Profile - Man-Made Features ..................................................................................... D-1 Appendix E . Demographic Profile ................................................................................................................ E-1 TYRONE TOWNSHIP COMPREHENSIVE PLAN �·· -LIST OF FIGURES Figure 1-1 Planning Process .............. :..~ ...................................................................................... ... 1-2 Figure 2-1 Example of Lot Split Evolution ........................................................................................2-2 Figure 4-2 Development Flexibility Through "Development Density .................................................4-6 Figure A-1 ...................................................................................................................................... A-1 Figure A-2 .............................................. ,..................................................... ,................................. A-1 Figure A-3 ........ :...................................... :...................................................................................... A-1 Figure C-1 Soil Map Units .............................................................................................................. C-4 Figure E-1 Population Growth Trend Livingston County: 1900-1990 ............................................... E-4 Figure E-2 Population Growth Trend Livingston County and Tyrone Township ............................... E-5 Figure E-3 Population Growth Trend Tyrone Township and Area Communities .............................. E-6 Figure E-4 Persons ·Per Square Mile Tyrone Township and Livingston County ............................... E-7 Figure E-5 Median Age Distribution: 1970-1990 ............................................................................. E-8 Figure E-6 Age/Sex Distribution by Percent Tyrone Township: 1960 .............................................. E-9 Figure E-7 Age/Sex Distribution by Percent Tyrone Township: 1980 ............................................ E-1 0 Figure E-8 Age/Sex Distribution for Tyrone Township: 1990 ......................................................... E-11 Figure E-9 Number of Households Tyrone Township ................................................................... E-12 Figure E-10 Persons Per Household: 1970-1990 ......................................................................... E-13 Figure E-11 School Enrollment by District 1971-1990 ................................................................... E.14 Figure E-12 School Enrollments ................... ................................................................................ E-15 Figure E-13 Dwelling Units Added Tyrone Township 1980-1990 ................................................... E-16 Figure E-14 Employment by Industry Livingston County: 1980 & 1990 ......................................... E-17 Figure E-15 Employment by Industry Tyrone Township: 1990 ...................................................... E-18 Figure E-16 Unemployment Rates Tyrone Township & Livingston County: 1984-1990 ................. E-19 Figure E-17 Per Capita Incomes 1979 & .1989 .......................•.....•............................................... E-20 Figure E-18 Share of Total Millage Rate for 1990 Tyrone Township ....•........................................ E-21 ii TYRONE TOWNSHIP COMPREHENSIVE PLAN �r LIST OF TABLES Table 4-1 Devetqpment Densities by Use Area .............................. .......... .................. ..... ............. .4-10 Table 5-1 Perceived Road Condition by Number of Daily Car Trips .......... .................... .... ...............5-4 Table 5-2 Michigan Recreation Opportunity Standards ............ ........................ ................ .............. 5-14 Table C-1 Climatic Information ........................................................................................ .... ...... ..... C-1 Table C-2 Lakes 5 Acres or Larger .................. .................................... .............................. ............ C-2 Table C-3 Woodland Use/Cover Codes ... ,...................... ........... ..................................................... C-7 Table C-4 Wetland Use/Cover Codes ......... ...... .............. ................................. .................... ... ....... C-8 Table D-11991 Land Use/Cover Tyrone Township ............................ .............. ........................ ...... D-2 Table D-2 24 Hour Traffic Volumes ............... ....... .... ........ ........ ....................... .. ............................. 0-3 Table E-1 Historic Population Livingston County .............. .. ...... .................... ... ............................... E-4 Table E-2 Population Growth Trend ............... .................... .......................... .............. .................... E-5 Table E-3 Historic Population ................ ................. ........................................... ............................. E-6 Table E-4 Persons Per Square Mile .................... .... .... .............. ... ................................... .............. . E-7 Table E-5 Median Age ............................................ ....................................................................... E-8 Table E-6 Age/Sex Distribution by Percent Tyrone Township: 1960 ...... ......................................... E-9 Table E-7 Age/Sex Distribution by Percent Tyrone Township: 1980 ........ .... ............... ............ ... ... E-1 O Table E-8 Age/Sex Distribution for Tyrone Township: 1990 .......... .. ....... .................................... ... E-11 Table E-9 Number of Households Tyrone Township ..................... .......... ................... ....... ............ E-12 Table E-10 Persons Per Household ........................................ ..................................................... E-13 Table E-11 School Enrollment by District 1971-1990 ..................................... ............................... E-14 Table E-12 Dwelling Units Added Tyrone Township 1980-1990 ........ .......... ........................ .......... E-16 Table E-13 Employment by Sector Livingston County: 1980 & 1988 ................................. ........... E-17 Table E-14 Employment by Sector Tyrone Township ............. ............................................ ........ .. E-18 Table E-15 Unemployment Rates Tyrone Township & Livingston County: 1984-1990 ..... ... ....... ... E-19 Table E-16 Per Capita Incomes 1979 & 1987.............................................. ... .. ................... .... ..... E-20 Table E-17 Tyrone Township Tax Levy .................. .................................. ................... .... .. .... ..... .. E-20 Table E-18 Share of Total Millage Rate for 1990 Tyrone Township ................ .'........ .. ......... ... ...... . E-21 iii TYRONE TOWNSHIP COMPREHENSIVE PLAN .,. �LIST OF MAPS Map 2-2 Map 4-1 Map 5-1 Map 5-2 Map 5-3 Visual Character Inventory ............... .................................................................................2-7 Future Land Use .................................... .... .. ..................................................................... 4-3 Public Service Districts ......................................................................................................5-2 .Roads by Current Level of Service ................................................................................... 5-6 Proposed Highest Priority Road Improvements .................................................................5-8 APPENDICES J Map C-1 Steep Slopes Map C-2 Relative Elevation Map C-3 Watersheds Map C-4a Soil Map Units Map C-4b Soil Map Units Map C-5 Limitations for Septic .Systems Map C-6 Limitations for Basements Map C-7 Most Suitable Soils Map C-8 Hydric Soils Map C-9 Prime Farmland Soils Map C-10 PA 116 Farmlands Map C-11 Woodlands Map C-12 Wetlands Map C-13 Environmentally Impacted Sites Map D-1a Land Cover/Use Map D-1 b Land Cover/Use Map 0-1 c Land Cover/Use Map D-2 Land Use by Parcel - Tax Class Map 0 -3 Roadway Classification (Act 51) Map 0-4 County Drains Map 0-5 Fire Department Service Areas Map 0 -6 School Districts Map 0-7 Community Facilities iv TYRONE TOWNSHIP COMPREHENSIVE PLAN �Chapter 1 INTRODUCTION PLAN PURPOSE • to maintain and moderately enhance employment opportunities and tax base of the area; The purpose of this Plan is to guide policy and decision making for all future land and infrastructure development decisions within Tyrone Township. Within the Plan, key planning issues are identified; goals, objectives and policies are outlined; future land uses are described and mapped; public facility standards are established; and specific implementation measures are recommended. • to promote an orderly development process which is paced in coordination with the Township's ability to provide services and which permits public officials and citizens an opportunity to monitor change and review proposed development in a reasonable manner; and • to provide information from which to gain a better understanding of the area and its interdependencies and interrelationships, and upon which to base future land use and public investment decisions. This Plan is adopted pursuant to the authority of the Township Planning Act, PA 168 of 1959. This Act provides for the preparation of a •basic plan• to promote community health, safety, and welfare through provisions for the use of land and resources and the assurance of adequate public facilities and services. The Tyrone Township Comprehensive Plan is a ·basic plan.• It is prepared as a foundation for, and depends primarily on, the Township's zoning ordinance, subdivision regulations, and capital improvement program for its implementation. Although this Plan states specific land use development policy and proposes specific land use arrangements, it has no regulatory PLAN CONTENTS and HOW TO USE THE PLAN There are three critical components to using this plan as a decision making guide. First, are the goals and objectives in Chapter 3. Second, are the policies, future land use map, public facilities plan and associated descriptive information presented in Chapter 4 and Chapter 5. Third, is the supporting documentation found in Appendices A-G which draws directly from previous planning and engineering studies. power. All proposed future land uses and policies presented in this Plan were developed based on a blending of the natural capability of the land to sustain certain types of development; the important natural functions played by unique land and water resources in the area; the relative future need for residential, commercial, and industrial land uses; the existing land use distribution; the relationship of undeveloped lands to existing community character; and the desires of local residents and public officials as expressed through interviews, town meetings, and public hearings. This Plan is presented to help all elected and appointed officials to make difficult choices between competing interests and to serve as a guide for decision making. It is anticipated that this plan will be consulted in the following situations: • Review of rezonings, variances, and spacial use permits: Applications for rezonings, variances, or special use permits should be evaluated not only in terms of specific zoning ordinance standards, but also in terms of how well the proposed action would help attain the goals and objectives of this Plan and fulfill its policies. This Plan is intended as support for the achievement of the following public objectives, among others: • to protect public health, safety and general wel- fare; • Public improvement projects: All future public improvement projects, including the construction of new facilities, utilities or buildings, should first be reviewed by the Planning Commission for consistency with this plan, pursuant to PA 168 of 1959. In particular, such projects should be reviewed to determine consistericy with the • to conserve and protect property values by preventing incompatible uses from locating adjacent to each other; • to protect and preserve the natural resources, unique character, and environmental quality of the area; 1-1 TYRONE TOWNSHIP COMPREHENSIVE PLAN �__:;:...,,,r. ~ Fi ure 1-1 Plannin Process goals, objectives and policies in the Plan, and whether it supports the planned future land use pattern in the Township, as set forth in this plan. • Review of land subdivision and lot splits: The subdivision of land and associated lot split activities has a profound impact upon the character of a community and future public service needs and tax burdens. This plan provides policies to assist the Planning Commission and Township Board regarding decisions about the appropriateness of proposed subdivisions and lot splits, and the adequacy of public services to address the increased demands associated with these subdivisions and lot splits. etermlned Process Started Data Collection and Mapping Trends and Conditions Analysis • Township stability: This plan is a very strong and visible statement by the Township and its residents, regarding the intended future character of the community and strategies to assure that character. As a formal and tangible document, this plan instills a sense of stability and direction for township officials, township activities, and township residents. uturlng Town Meeting Goals and Objectives Ref lned at Town Meeting Draft Alternative Development Patterns Town Meeting PLAN PREPARATION Draft Comprehensive Plan The Planning Process The planning process used in developing the Tyrone Township Comprehensive Plan included a combination of Planning Commission meetings with attendance by members of the Township Board, computerized mapping, data analysis, development of alternative development schemes, and four town meetings. The planning process is represented graphically in Figure 1-1. Public Hearing on Plan At the first "town meeting,• an overview of current economic and demographic trends and issues was presented, and a "futuring• session was conducted in which citizens of Tyrone Township were asked to visualize Tyrone Township 10-20 years in the future as they wanted it to be. This resulted in citizens articulating their vision and desires for their community. Key issues which surfaced during this town meeting included the preservation of the Township's rural character, open spaces, and natural resources. The combined results of the futuring session, an analysis of economic and demographic trends, and mapping analysis, were used to determine the issues to be addressed by the Comprehensive Plan. Draft goals and objectives were developed from the public vision statements generated at the first town meeting and were presented at the second town '!leetin~. F?llowing refinement of the goals and objectives with input from the local citizens, alternative future !and ~se development patterns were developed for d1scussIon and presented at the third town meeting. Four principal alternatives were presented. The Soils Carrying Capacity alternative proposed a level of deve'?pment intensity primarily based upon the ability of soils to accommodate septic fields. The alternative provided for new commercial and industrial land uses provided they were situated along the U.S.-23 corridor: The Open Space Protection alternative emphasized the preservation of open spaces as a determinant of 1-2 TYRONE TOWNSHIP COMPREHENSIVE PLAN -- - -- -- -- - - - - - -- - �Following preparation of the draft Plan in the summer of 1992, the Planning Commission discussed and refined the Plan over the following months during a number of work sessions open to the public. In February of 1992, the draft Plan was presented at a fourth town meeting. Based upon the results of the fourth town meeting, the draft Plan was further refined and presented to the public at a public hearing in the summer of 1993. development densities, in addition to septic field requirement considerations. It also proposed no new commercial or industrial land uses in the Township. . . The Services Center-1 alternative proposed a commerciaVindustrial development center at the US23 and White Lake Road interchange, and a suburban\urban density residential denvelopment pattern along the northern third of the Township (generally north of White Lake Road). The balance of the Township was proposed for low density residential development, including recognition of soil capacities for onsite sewage disposal and the preservation of open spaces. The Services Center-1 alternative was based upon the introduction of public sewer service into the northern regions of the Township in a planned and phased manner. The Services Center-2 alternative was similar to the Services Center-1 alternative but proposed the commerciaVindustrial center, and suburban/urban density residential pattern, to be anchored at the Center Road/US-23 interchange. Growth Management Approach Growth management planning is different from the traditional comprehensive planning approach in that specific implementation measures for guiding future land development and for upgrading or maintaining public facilities are integrated with the future land use plan. Traditionally, a comprehensive plan provides the necessary background information on which to base planning decisions regarding the location, density and type of future land uses. A growth management plan also establishes public policy on the rate, timing and location of new development, so as to insure it proceeds at a pace which does not overwhelm the ability of citizens and the Township to meet the new public service cost obligations and to ensure its compatibility with adjoining uses of land. This involves careful planning and the establishment of a process to ensure new facilities will be available to meet new development needs. Important results of this third town meeting included: 1) the Open Space alternative received the greatest support; 2) though the Open Space alternative received the greatest support, the majority of participants supported future cornmerciaVindustrial development within the Township; and 3) the majority of participants supported lower residential densities where special natural resources existed. j:\lyroM\ch-1.doo 1-3 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Chapter 2 COMMUNITY CHARACTER INTRODUCTION DEMOGRAPHIC SUMMARY Tyrone Township is a rural bedroom community situated on the fringe of the Greater Detroit Metropolitan Area. The expanding growth and sprawl of the suburbs from the Detroit area has already been witnessed by the Township and has been fed by the easy access to the Detroit Metro Area as well as by the urban centers of Flint and Ann Arbor. The Township's rural atmosphere, in conjunction with easy access to these employment and retail centers, make the Township attractive for development. Tyrone Township is a suburbanizing community that still has relatively dispersed development. However, in a 40 year span the population increased 6 1/2 times; going from 1,039 in 1950 to 6,854 in 1990. The County's population increased at a slower pace in the same time period-by 5 1/2 times. The decade with the single largest increase in populatio~ for the Township was between 1970 and 1980, when it grew 77%. Between 1980 and 1990 the population grew 13%. While the population increase of the 1980's seems relatively small, it is much greater than the state's growth rate of less than 1%. By the year 2010 the Township's population is anticipated to reach 11,281 ; an additional 65% increase over the 1990 population figure (according to the Livingston County Planning Department). Between 1980 and 1990, the Township's population increased by nearly 13% and reached a total population of 6,854 persons. This growth has occurred within and among the Township's extensive natural amenities including rolling terrain, inland lakes, streams, woodlots, and wetlands, interspersed with agriculture and open spaces. (See Appendix A for more information on k?C3tion and geography). With the increase in population has come an increase in population density (persons per square mile). In 1900 Tyrone Township had 25 persons per square mile. By 1960 it had increased to 41 .7, and in 1990 it reached more than 187. The vast majority of Tyrone's population is located in the northern third of the Township, including the Runyan Lake area, which exhibits spme of the highest numbers of persons per square mile in the Township. A substantial amount of residential development has occurred in Tyrone in recent years. In the five year period (1986-1990) there were 430 residential building permits issued in the Township. That is four times the number of permits that were issued from 1981 to 1985. State . equalized value (SEV) attributed to residential development increased by 66% between 1982 and 1990, increasing from $67.1 million to $102.5 million. (See Appendix E, Table E-17). Commercial land values have increased 92%. As may be expected in rapidly developing rural areas, the SEV of agricultural lands has fallen 25% between 1982 and 1990. Overall, the Township's SEV increased by 45%. The significant demographic trend in Tyrone is not so much its population growth as its increase in number of households. In the 1980's the number of households rose 87%. In terms of public service delivery and land use, the number of households may be a more meaningful measure of need. In Tyrone, fewer people are taking up more space. As the population becomes increasingly dispersed, public service delivery is more of a challenge; from both financial and engineering standpoints. A growing market for residential development has spurred a large number of parcel splits in the Township. Average parcel size in the Township in 1930 was in excess of 80 acres. By 1961, many of the large tracts had been divided and a large number of parcels smaller than 40 acres had appeared. The balance of the 1960's witnessed a tremendous trend toward lot splits of 10 acres. Today, large parcels (40 acres and over) are relatively limited in number and 1O acre and smaller parcels vastly dominate the Township's lot split pattern. Figure 2-1 on the following page illustrates this evolution as it has occurred in sections 20, 21 , 28 and 29. Although minority populations have increased slightly since 1980, the Township's population is relatively homogeneous; with 98.5% of the population being white. Additionally, most of the households in Tyrone are comprised of married-couple families (81 .7% of all households) and 97.2% of the housing units are single family. 2-1 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Figure 2-1 EXAMPLE OF LOT SPLIT EVOLUTION 1930 1961 1991 1971 Source: Rockford Plat Maps 2-2 TYRONE TOWNSHIP COMPREHENSIVE PLAN �The age structure of Tyrone Township suggests maturing families with children and relatively low numbers of persons 65 years and over. Median age in the Township is higher than county and state averages, which suggests the presence of aging "baby boomers• who are now rearing families. the Township. Extensive open spaces exist throughout all areas of the Township , including wetlands, woodlands, agricultural fields, shrub and herbaceous fields, and rolling hillsides. These define a community character rich in panoramic vistas, environmental integrity, and pastoral serenity. While the number of persons per household in the Township (3.05) is higher than the state (2.66) and county (2.94), household size has decreased since 1980. This parallels state and national trends toward smaller families, childless couple families, and more single-parent households. During the past thirty years of growth in the Township, degradation of these open spaces has occurred. Pastoral vistas have been replaced with strip residential development, such as along White lake Road . Runyan lake is now fully divorced from the natural and open spaces which it was initially part of. The extent to which open spaces have been preserved is due more to the pattern of development, the nature of the new land uses introduced into the Township, and individual property owner commitment to protection of these open spaces, rather than a purposeful regulatory program aimed at effective conservation of these areas. In ten years (1980-1990) the number of housing units in the Township increased by 20%; going from 1,960 to 2,352 total units in the ten year period. During that same time 565 building permits were issued for new single-family homes, 309 of which were issued in three years (1988-1990) . Tyrone Township is also a relatively wealthy community in that the per capita income has increased at a faster rate than the state's. Between 1979 and 1989 Tyrone's per capita income increased 100% while the state's increased 84.1%, and the county's increased 108% in that same time period. Since per capita income figures are derived by taking total income and dividing it by every adult and child, it is especially significant that Tyrone's per capita income remains high despite a larger household size. Another measure of wealth in a community is the median value of housing stock and the rate of home ownership. Tyrone Township has a much higher median housing value than the state ($97,300 vs. $60,600). Of all the housing units in the Township, 94.1% are owneroccupied. The state rate of home-ownership is 71 % . However, if recent trends and local regulations continue, the future of these open spaces will become more in doubt. The provisions of the Township's current zoning ordinance, including the minimum two acre lot size within the agricultural district (which covers the vast majority of the Township) , in conjunction with the unregulated lot splits permitted under the Subdivision Control Act (creation of four lots under 1O acres in size every ten years) and rapid population growth, together permit the insidious conversion of these open spaces. NATURAL RESOURCES SUMMARY Topography and Watercourses Most of Tyrone Township is characterized by rolling moraines and steep slopes. The highest elevations are located in the eastern half of the township, while the lowest points are in the western half. The steepest slopes, some exceeding 18%, are generally found on three moraines. One of these moraines runs diagonally between Section 9 and Section 36. Another, historically referred to -as the Bluffs, is located in Sections 10, 11 , 14, and 15, bounded by Hartland Rd. , Foley Rd ., Fenton Rd ., and White Lake Rd ., The third moraine is Denton Hill, located in the northeast corner of the Township. Other areas of very steep slopes are Lake Shannon and an area between Runyan Lake and Hoisington Lake, where upland areas slope abruptly down to the floodplain . Tyrone Township's population is a commuting population; over 82% of the work force leaves the county for employment. Workers commute primarily to the Detroit metro-area, and Genesee and Washtenaw counties. As of 1980, the majority of Tyrone Township's labor force was employed in manufacturing and service sectors of the economy (36.8% and 26.6%, respectively) . For a more detailed overview of Township's demographics, see Appendix E. Tyrone OPEN SPACE Open spaces are as much a fundamental part of Tyrone Township's character as are the residents of 2-3 TYRONE TOWNSHIP COMPREHENS IVE PLAN �The primary watercourses in Tyrone Township are . Ore Creek/Lake Shannon and a system consisting of •-'more than six interconnected water bodies. This larger and interconnected system, which crosses the entire northern half of the Township, begins at Tipsico Lake, just east of Tyrone Township in Oakland County, and drains into Sullivan Lake where it then flows into Denton Creek, Runyan Lake, Runyan Creek, Stearns Lake, and Hoisington Lake. This system ultimately drains into Ore Creek just west of the Township. Ore Creek runs northward through the central western periphery of the Township before turning west into Deerfield Township, receiving waters from Lake Shannon which is, in turn, fed by tributaries running through the southern two miles of the Township and from Hartland Township to the south. Wetlands Tyrone Township has a significant amount of wetlands. Most of the wetland areas of the Township consist of shrub swamps and low-lying woodlands (see Map C-12). Wetlands are concentrated primarily along Denton Creek, Runyan Creek, and the lakes in the northwest portion of the Township. Other wetland areas are scattered throughout the remainder of the township. Most of the wetlands may not be covered with water year-round, but the area near Stearns and Hoisington Lakes is likely to be covered for the entire year. Some of the wetlands in Tyrone Township are interconnected or contiguous, providing a distinctive network of •natural" areas throughout the community. This is most evident by the chain of wetland environments stretching across the northern portion of the Township and in association with the numerous lakes and streams in this area. One of the strongest visual impacts of the Township's wetland environments is along Linden Road, looking west toward Hoisington Lake. The Township's wetlands contribute to the natural beauty of its watercourses and lakes. and Fenton Road. Though lowland hardwoods predominate throughout the Township's wetland areas, hardwoods are the predominant type of forest cover and are augmented by small areas of pine and other conifers. These large tracts of woodlands are an essential element of the rural character in the less developed portions of the Township. ,,,-- \ Lakes Tyrone Township has numerous lakes ranging in size from less than 1 acre to 193 acres, and total over 734 acres (see Map C-12). Except tor Shannon and Tyrone Lakes which are situated in the southeastern and southcentral regions of the Township respectively, most of the larger lakes are located in the northern 12 sections of the Township. Most significant of these in size are Hoisington, Stearns, Sullivan, and Runyan Lakes. Except for Hoisington and Stearns Lakes, which are bounded by extensive wetland areas, all of the larger Township lakes are characterized by fairly intensive residential development, with lots generally less than three quarters of an acre in size. Runyan Lake, the first lake to experience substantial development, is characterized by the highest residential densities as lots do not generally exceed 1/2 acre in size. Public access to these water resources does not currently exist. As might be expected, the visual character of these lake areas has been significantly altered with the onset and expansion of development, and some of the lakes' waters have suffered due to septic field leachate, residential fertilizers, and water activities. Most of the land surrounding smaller lakes (20 acres or less) in Tyrone Township remains undeveloped. ,..---..__ Agricultural Land Tyrone Township has many areas which have prime farmland soils present (see Map C-10). The entire Township, with the exception of moraines and ridgelines, has concentrations of prime farmland soils. A declining number of working farms exist in Tyrone Township, but the acreage is significant. They lend significantly to the diverse rural character of the area and provide open spaces to compliment the area's rolling hills. Woodlands The wooded areas of Tyrone Township substantially contribute to the picturesque rural character of the area and are evident throughout all areas of the Township (see Map C-12). Most are found on the steepest slopes and hillsides of the Township and in wetland areas, primarily on the ridgelines of moraines. Many of the forested areas are relatively small in land area, covering 40 acres or less. Other areas include 80 acres or more of contiguous woodlands. The most significant of these larger wooded areas are located just south of Stearns Lake, and south of White Lake Road between Hartland Road Though agricultural lands are scattered throughout the Township, they are generally concentrated in three areas: 1) the west central area of the Township between Hogan Road and Center Road, west of US23; 2) the southern region of the Township between Lake Shannon and Hartland Road, south of Dean Road ; and 3) the east central region of the Township stretching from Hartland Road to the Township's eastern boundary. Even within these more 2-4 TYRONE TOWNSHIP COMPREHENSIVE PLAN ,,,-....._ . ~ - �woodlands and frame the largely undeveloped Hoisington Lake and Steams Lake. This area is further complemented by a varying topography, ranging from fairly flat to rolling to areas of greater than 18% slopes. Little development has occurred within the Area, largely due to the physical constraints present, and the Area provides an excellent resource for wildlife habitats, runoff purification, and flood control. concentrated farming areas, there still exists considerable farmland fragmentation; there are limited large contiguous and consolidated expanses of farmland. Notable exceptions are the approximately 250 acres of farmland at Center and Fenton Roads, 160 acres of farmland along the west side of US-23, north of White Lake Road, and more than 350 acres of farmland along Linden Road between Hogan and Center Road. Most notable however, is the more than 450 acres of farmland In Section 33. Northeast Territory The Northeast Territory is dominated by the strongest suburban-like landscape in the Township. The Northeast Territory is generally characterized by those lands north of White Lake Road and the Runyan Lake area. While a significant portion of this area is characterized by wetlands, woodlands, and rangeland, there is a strong visual tie between the Northeast Territory and suburbanization. There are close to a dozen platted subdivisions in the Northeast Territory, not including the Runyan Lake area. Runyan Lake is characterized by residences on extremely narrow lots, reflecting a more urban character than lot sizes may suggest. A substantial amount of residential development has occurred in a strip fashion along the roadway corridors. This is particularly evident along numerous stretches of White Lake Road. Often times the expansive and panoramic vistas from the county roads have been replaced with foreground views of driveways, garages, and residences, screening the more rural landscapes in the background. Tyrone Township's rich farming history is evident by the numerous Michigan Centennial Farms in the Township, including the Dexter Farnham Centennial Farm at Center and linden Roads, the Gordon Centennial Farm at Center and Fenton Roads, the John Trollman Sr. Centennial Farm on Hogan Road at the Township's western boundary, and the Lyons Centennial Farm on linden Road, south of Center Road. There are approximately a dozen such historical farms throughout the Township. There are 833 acres of land in Tyrone Township enrolled in the state's Farmland and Open Space Preservation Program. VISUAL LANDSCAPE AREAS Overview The visual character of Tyrone Township is one which reflects strong rural elements inter1aced with features of Sli>urbanization. Within this context however, there are a number of clearly identifiable visual landscapes which come together to create the unique community of Tyrone Township. While there is probably little difference in local opinion about the description of Tyrone's visual character, there may be diverse opinions about lines and boundaries which separate the variable landscapes in the Township. Below is one descl1)tion of the many landscapes of Tyrone Township. It is presented because of its utility in documenting the existing character of the Township, and because of the insight it provides for land use planning purposes. The visual character assessment below identifies seven principal landscape areas in the Township and elaborates upon each. The landscape areas are illustrated in Figure 2-2. U.S. - 23 Corridor Not only is the U.S.-23 corridor the backbone of the Township's transportation network, but it is a very strong visual element. For those traveling on the corridor, the highway provides a tour of the more central regions of the Township and provides the principal visual images of the Township for many Township residents and nonresident travelers. The visual images provided by the U.S.-23 corridor along the southern two thirds of the Township are dominated by opens spaces, including farmland , rangeland, and woodlands, and the Tyrone Hills Golf Course. More urban environments become apparent from the corridor in the northern third of the Township, particularly approaching the White Lake Road interchange, where visual access is afforded to the dense Runyan Lake residential areas, several commercial and industrial developments, and a propensity of billboards. Hoisington-Stearns Natural Area The Hoisington-Steams Natural Area epitomizes the rural grandeur of Tyrone Township. The Area, generally located within the Bennett Lake Road-White Lake Road-U.S. 23-Tumer Road corridor, in the northwest area of the Township, includes some of the Township's largest expanses of wetlands and Just as the U.S.-23 corridor provides visual images of the Township to travelers, it also makes a strong visual statement itself. The corridor is within view of abutting lands and many more distant 2-5 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Township areas. Further, Old U.S.-23, a well traveled road, abuts and parallels most of the highway corridor in the Township. As one might expect, the U.S.-23 corridor contrasts visually with the vastly rural environments • through which it passes within the Township. Lake Shannon/Parshallville Corridor Township. Understandably, the Bluffs features attract development. Up until recently, development in the Bluffs Area had been largely limited to its peripheral areas. However, as the Township continues to grow, pressure for the development of its more interior areas will increase as well, as recently evidenced by the current construction of the • Top of the Pines" subdivision. Built upon the shores of North Ore Creek at its convergence with Lake Shannon in the far southwest comer of the Township, the community of Parshallville began to evolve by the mid 1800's. The water power afforded by North Ore Creek needed only an energetic soul, the likes of Isaac Parshall, to set the wheels in motion for what was to evolve into a small, charming rural village. By 1880, the pastoral community included a post office, general store, shoe store, blacksmith shops, and numerous other enterprises. Though situated principally in Hartland Township, Tyrone Township does share a portion of this historic community and early population center. As the mid 1900's approached, this population center had begun to expand northward along Lake Shannon and today, nearly all the Lake's shoreline is characterized by suburban residential development. Lake Shannon's southeastern shoreline is the Lake's only significant shoreline which strongly resembles the Lake's original shoreline character. While considerable residential development has evolved along Lake Shannon, the community of Parshallville still retains a quaint and pastoral quality with strong linkages to its past. The Farmstead Areas Though farmlands are visible throughout the entire Township, only several areas of the Township are characterized by comparatively large expanses of farmlands, and these comprise the farmstead areas. There are three farmstead areas, located in the far southcentral, far eastcentral, and far westcentral regions of the Township. The farmstead areas include adjacent natural open spaces (woodlands, wetlands, etc.) and a very limited amount of residential development. A number of the Township's centennial farms are situated in the farmstead area. Though the rural character of the Township is evident throughout nearly the whole Township, its tie to fanning and past generations may be most evident while passing through the farmstead areas. The Mainlands The mainlands cover the vast majority of the Township area and include those Township areas not included in the landscapes discussed above. Because of the vast area they cover, the mainlands establish the dominant character of the Township. The mainlands are characterized by a mosaic of farmfields, woodlands, wetlands, rangeland and residential development. The topography ranges from fairly flat areas to rolling hills and include limited areas of steep grades. The farmfields are comparatively limited in size and in nearly all cases, the residential development is of a strip pattern. One can stand on nearly any point within the mainlands and either see, or be in close proximity to, all of these elements which comprise the mosaic. The Bluffs Area The Bluffs Area includes the highest point of the Township, and associated moraine formation, generally bounded by Hartland Road, White Lake Road, Fenton Road, and Center Road. This geological formation is characterized by extensive hardwood and coniferous woodlands and extensive areas in excess of 18% slopes. The upper limits of the Bluffs Area is visible from nearly all areas of the Township as it reaches nearly 1,250 feet above sea level. It is a natural landmark within the Township and reflects some of the strongest rural and serene qualities of the 2-6 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Map 2-2 VISUAL CHARACTER INVENTORY + '~ . Northeast Territory BENNETT LAKE RD. 5 2 3 ~- ~ q, ~6 ~ UJ LL. +~ Hoisington-Stearn 7 ci er Northeast Territory Mainlands HOGAN RD. ci er 18 i!i 17 Farmstead .... ci er ci er 0 z 20 21 ~< :r Mainlands ci er 29 er 5 Farmstead ROHN RD. 25 27 28 24 UJ Mainlands DEAN RD. UJ ~ 22 (!) (.) ~ ci er 34 31 Mainlands 33 UJ 35 36 §I en (L Farmstead ;:: HOLFORTH RD. LJ\7[11@)~[3 V@W~0C=OD[P Livingston County, Michigan 2-7 TYRONE TOWNSHIP COMPREHENSIVE PLAN �EXISTING LAND USE PATTERNS CRITICAL TRENDS The general land use character of Tyrone Township is one of open space and residential development. Just over 80% of the Township area is characterized by some form of open space. Both agricultural lands and woodlands each comprise approximately 21 % of the total Township area and herbaceous and shrub lands comprise nearly·one third of the Township area. Agriculture in Tyrone Township is primarily crop farming and generally situated in the eastcentral, westcentral and southcentral regions. While all communities are going through a constant evolution in response to changes in economic, physical, social, and political patterns, Tyrone Township is a community in particular transition. This transition began approximately 30 years ago and is continuing today, and in some cases, at a more furious rate. Three particular trends have, and are continuing to, shape the character of the Township: 1) growth; 2) urbanization and the loss of farmland and rural character; and 3) large lot and strip residential development. Residential land uses are scattered throughout the entire Township. The vast majority of land area devoted to residential use is characterized by low density development on lots of five to ten acres. Higher density residential development is most evident in the northern third of the Township and along most of the Township's larger lakes. The more than 60 platted subdivisions in the Township range in size from as few as four lots to more than 70 lots. The vast majority of these subdivisions are smaller plats of a larger residential development. For example, the Laurel Springs development, which consists of nearly 50 lots, is composed of three separate plats. Nearly all of these platted subdivisions are largely comprised of approximately 3/4 acre lots, except in the area of the lakes. Lakefront subdivisions on Runyan Lake include many lots between 1/4 and 1/2 acre in size, although some are as small as 1/10 of an acre. Lake Shannon includes lots ranging from less than 1/4 acre in size to more than 1 3/4 acres in size. The vast majority of the lots abutting Runyan Lake are extremely narrow in width, often less than 50 feet. Shannon Lake, Tyrone Lake, Runyan Lake, and the multiple subdivisions in the Township's northern region are the principal population centers in the Township. The Township is being recognized more and more as a very desirable place to live. While the State of Michigan grew by less than 1% between 1980 and 1990, Tyrone Township's population increased by nearly 13% and reached a total 1990 population of 6,854 persons. More importantly, the number of housing units within the Township increased by approximately 27% in the past ten years resulting in a total 1990 Census dwelling unit count of 2,352. Probably the most telling statistic of increased recent growth within the Township is the number of residential building permits issued by the Township from 1986 through 1990. During that period, approximately 430 permits were issued. This was four times the number issued from 1981 through 1985. If the rate of dwelling unit increases in the last five years {22% from 1986 to 1990) were to continue to the year 2000, the total would be approximately 3400. This would represent a new population approaching 10,000 persons. This growth has taken its toll on local farming activities as more and more farmland has either been converted to residential use or left fallow due to increasing difficulties and conflicts in light of surrounding development. Of the 24 rezoning requests filed in 1980 through 1990, 75% were filed since the beginning of 1986 and just over 50% were filed in 1989 and 1990. All of the rezoning requests during this ten year period were of parcels zoned Farmland Residential to a variety of other zoning classifications, mostly to the Single Family Residential zone. The only multiple family development in the Township is on Fenton Road south of the City of Fenton. The vast majority of residences not part of a platted subdivision are on lots of approximately five to ten acres in size. Commercial and industrial development is limited in the Township and generally situated along the US23 corridor between Hogan Road and Whitelake Road. The Kelsey Hayes, Co. industrial facility is situated at the US-23/Center Road interchange and a small convenience store is situated at the intersection of Carmer and Hartland Roads. The diminishing farmland in the Township reflects the increasing loss of rural character in the Township. Though a rural atmosphere still predominates throughout most of the Township, increasing urbanization is chipping away at this Township quality. It is the particular type of urbanization in Tyrone Township that is so detrimental to its rural character. 2-8 TYRONE TOWNSHIP COMPREHENSIVE PLAN �First, much of the urbanization is occurring by way of residential lots between five to ten acres. Individual residences are occupying a disproportionate amount of land, and ther~y escalating the loss of rural amenities, as many of these larger residential lots still take on a visual and physical character of urbanization. If development trends continue as they have, the approximately 1,000 new residences which may be built in the Township by the year 2,000 could take up as much as ten square miles if five to ten acre lots were to predominate. This increase alone could convert nearly one third of the Township to a residential pattern {this does not take into account that land area in the Township already of a residential character). This pattern of land development can be equally devastating to the Township roadway network. The strip residential development pattern which could dominate will increase the number of residences accessing the primary roadways directly and thereby continually shortening the distance between driveways. The result will be increased congestion, traffic hazards, and travel times and a complete transformation of the visual landscape. The visual character of the Township will be typified by a county roadway network lined with residences. The visual experience from the roadway will not provide any real sense of present and past rural character. The extensive gravel road network throughout the Township will require far more in maintenance costs than current conditions. The continual lot splits and dispersed development will unnecessarily consume large areas of open spaces and the natural resources associated with these open spaces including woodlands, wetlands, and fields. Current land use policy and subsequent development patterns prompt the conversion of open space, woodlots and agricultural lands into large lot, single-family development. The increase in density, and lack of public sewer in the Township, will place greater pressure upon groundwater resources as their vulnerability to contamination through on-site sewage disposal will increase. The introduction of new and expanded services provided by the Township will become a larger issue in the future as the population grows, households increase, and land is further developed. Publlc protection problems {police and fire protection, emergency medical service and transportation management) will become more acute. The expansion of services will be accompanied by an increase in local taxes. Development that does not accommodate unique natural characteristics {e.g., retention of native vegetation, slopes and wetlands) will alter the character of the Township over time. Groomed yards will replace native vegetation and wildlife habitat. Water quality in area lakes and streams wiU decrease as pesticides, lawn chemicals and other artificially introduced nutrients and'or contaminants reach the water. Those open spaces that may be prese,ved are apt to be fragmented and be far less functional and visual in the environment. Eventually, the Township will take on the appearance of a more urbanized suburb than a rural area. These trends will continue as long as encouraged by public policy and permitted by existing regulations. This plan sets forth a new public policy intended to encourage new development in a way which protects public values associated with a clean environment and scenic open spaces. 2-9 TYRONE TOWNSHIP COMPREHENSIVE PLAN -- - - - . --- �Chapter 3 A COMMON VISION: GOALS & OBJECTIVES development will be directly linked to the US-23 corridor and reflect the overall quality and character of the Township. The permitted intensity of both residential and nonresidential development will be directly related to the presence and nature of environmental resources and conditions, with the most environmentally sensitive areas, including wetlands, floodplains, woodlands, and hillsides, to be developed at the lowest intensities. Not only will development be limited in these areas, but the development that may occur will respect the aesthetic features of these resources and minimize visual, audible, and other sensory pollution of these resources. VISION STATEMENT The planning process followed in the preparation of this Plan identified community attitudes regarding the future character of Tyrone Township and developed a consensus of public opinion regarding future land use and community development. This consensus was arrived at through town meetings where the public was given opportunities to identify the preferred future character of the Township and comment on and shape the evolution of the Plan. Citizens consistently portrayed a common vision for the Township's future which was founded upon the preservation of the Township's natural resources and current •rural-like• character. The following vision statement portrays the prevailing aspirations of Township residents: The location of intensive land uses will be linked with adequate public facilities and services to safely accommodate these land uses. Township facilities and services will be expanded in the Township in a well planned, priority based, and coordinated fashion, and in a manner which preserves and reflects the rural character and lifestyle of the Township. Carefully regulated and environmentally sound onsite potable water sources and sewage disposal will predominate and limit the expenditure of public funds and property taxes for new and expanded public sewer and water. Expansion of services will occur to the extent that it is fiscally sound and addresses public health, satety, and welfare concerns, including the accommodation of more intensive residential and nonresidential land uses in limited areas. New public facilities should precede or be concurrent with private land development and shall largely be financed by the developer or future resident/operator of the development project. The development and maintenance of a capital improvement program will assist the Township in providing the desired services in a coordinated and cost-effective manner. The fundamental natural, rural character of Tyrone Township will continue well into the 21st century. It will maintain its charm, warmth, and wholesomeness as a place to live, raise a family, and for children to grow and develop as constructive members of society. Day-to-day activities of Township residents and families will occur within a beautiful mosaic of environmental resources including woodlands, wetlands, lakes and streams, rolling hillside~. and expanses of open spaces and farmland. These resources will be of the highest quality and the air will carry a sense of freshness and vigor. Growth and development will be accommodated within the Township in a manner which preserves the fundamental and character-building assets of the Township. Site development practices will respect the special natural resources of the Township and recognize these resources as community-wide assets for an improved living environment. Residential development will largely consist of single family homes grouped among the expanses of open space and integrated with natural resources in a manner which reflects respect and appreciation. Young persons, couples, families, and senior citizens will find affordable housing opportunities and a mix of housing types and densities. Opportunities for limited commercial and industrial development will be provided in locations where public services are adequate to accommodate such development and where adverse impacts upon adjacent land uses will be minimized. Commercial and industrial Recreation-related open spaces will play an increasing role in the Township. The Township's extensive natural resources will serve as the basis for an open space system providing recreation opportunities for all segments of the Township's population. Tyrone Township government decisions will reflect a level of land use and growth management which will effectively blend an expanding population and level of development with the special and sensitive natural resources of the community. Community pride will be established in 3-1 TYRONE TOWNSHIP COMPREHENSIVE PLAN �the form of a separate identity for Tyrone Township and will show itself in the appearance and upkeep of residential and nonresidential properties, public interest and involvement in charting the Township's future, and in a strong sense of community and neighborliness. futuring session were tabulated , and key issues were extracted. Draft goals and objectives were formulated to address all of the issues identified and provided the impetus for the second town meeting. A final set of goals and objectives was compiled following the second town meeting, after the public scrutinized the first draft version for language and omissions. Based upon the results of the second town meeting, a refined set of goals and objectives was prepared. This Township-wide vision strongly molded the goals, objectives and policies of the Comprehensive Plan. GOALS & OBJECTIVES Definitions of Goals, Objectives, and Policies Following are goals and objectives to accomplish the common vision for the future of Tyrone Township. Policies to implement the goals and objectives are presented in the next two chapters (Chapters 4 and Goals, objectives, and policies play a fundamental role in the Tyrone Township Comprehensive Plan. The goals and objectives chart the Plan's direction and form, and the policies present key implementation strategies to assure the Plan's direction is followed . The relationship between goals, objectives, and policies is as follows: 5). Although goals and objectives are grouped under several categories, there are numerous interrelationships among them. Some goals and objectives are concurrent, while others must be accomplished in sequence. A GOAL is a destination, a final condition which a community seeks to attain. A goal is the most general level of policy and, by itself, is not very helpful to decision makers. It needs further refinement to assist decision makers to reach their selected destination. It is like saying, •1 want to take a vacation. • Growth Management and Land Use Planning GOAL: Provide opportunities for managed growth and development in the Township in a manner which preserves the Township's rural character, assures the provision of adequate public services as may be needed to meet the needs of existing and new development, and protects the health, safety, and welfare of Township residents and visitors. AN OBJECTIVE is the route which specifies in general terms the way (route) by which the goal (destination) can be reached. An objective indicates the kinds of actions that should be used to achieve the goal. It is a •means• to the "end•. It is like setting aside •$x• by •y date• to travel to •z • Objective: Minimize the loss and fragmentation of open spaces through a coordinated land use plan and related regulations. A POLICY is a means of achieving an objective and hence a goal. It is the form of transportation along the route. It's a course of action which, if followed, will achieve an objective. A policy is more detailed than an objective and can be readily translated into specific action recommendations or design proposals. Policies will be presented in more depth in Chapter 4 and Chapter 5. Objective: Continually identify areas for, and techniques of, managing the conversion of agricultural and open lands so as to prevent driving agriculture out, while protecting the open spaces during the conversion process. How The Goals & Objectives Evolved Objective: Guide development into areas where public facilities and services (such as roads, possible future public sewer and/or water, and police and fire protection) have adequate capacity to accommodate growth and increased development intensities, and where provision of public facilities is cost-effective, while limiting development in areas where the ~ecessary public services are not present to support increased development intensities and where the provision of public services is not cost-effective. The evolution of the goals and objectives for the Tyrone Township Comprehensive Plan involved several steps to identify pertinent issues and address those issues. The initial citizen input component included a -,uturing session" (Town Meeting #1), where participants were asked to visualize Tyrone Township twenty years in the future. Before the first draft of goals and objectives was written, the results of the 3-2 TYRONE TOWNSHIP COMPREHENSIVE PLAN ,-....... �Objective: Enact a capital improvements plan which specifies timing and cost of providing and expanding public facilities in specific areas of the Township. Objective: Ensure through responsible and innovative development, incentives, and site planning regulations, that new development minimizes disturbance and destruction of open spaces and preserves the landscape's natural assets and important open spaces. Objective: Adopt regulations to provide aesthetically pleasing visual and physical separation between greatly differing land uses to minimize their respective negative impacts. Objective: Identify and preserve the historical character of the Township through community education programs and a land use program which includes a strong historical preservation theme. Objective: Arrange for periodic joint meetings between Tyrone Township officials and officials from adjoining municipalities to discuss current issues. Objective: Ensure that the visual quality of the Township and its neighborhoods are not negatively impacted by existing and new development due to land use practices, height, size and bulk of structures, utility infrastructure, and associated visual concerns. Objective: Promote uniform or compatible land use planning and zoning across municipal boundaries by coordinating efforts with the surrounding municipalities as well as with Livingston, Genesee, and Oakland Counties. Environmental Quality GOAL: Assure the continued quality of the natural environment. Objective: Develop and maintain a meaningful communication program utilizing the particular expertise and insights of the Livingston County Planning Department, Livingston County Road Commission, Livingston County Public Health Department, Livingston County Drain Commission, and other county agencies to discuss existing and proposed land use and land development projects within the Township. Objective: Ensure that the quantity and quality of new development does not substantially increase air, noise, land, and water pollution, or the degradation of land and water resource environments, and that all development and land uses be in compliance with the Michigan Environmental Protection Act and all other applicable county, state and federal regulations. Community Character, Open Space & Natural Resources character of the Township through the preservation of open spaces, natural resources, and other fundamental assets, and the reduction of undesirable character elements. Objective: Adopt standards and regulations for residential, commercial , and industrial development which require site design measures be incorporated to protect environmentally sensitive areas, including wildlife and plantlife resources. Objective: Document and establish the existing character of the Township to serve as the basis for programs to protect and enhance the positive aspects of that character and alleviate the less desirable aspects. Objective: Educate the public regarding the Township's fundamental reliance upon groundwater resources for potable water supplies and the potential detrimental effects of land development and land uses upon groundwater resources. Objective: Recognize that the open spaces and natural resources of the Township are fundamental elements of the Township's character and identify those open spaces and natural resources to be preserved . Such areas should consist primarily of farmland which reflects strong long term economic viability , woodlands, wetlands, wildlife preservation areas, and other environmentally sensitive areas, and land not suitable for development because of limitations on structures or septic fields . Objective: Identify vulnerable and sensitive areas of aquifers and watersheds in Tyrone Township and limit land division, development densities and land uses in and around them to protect against altering the natural hydrology including the surficial and underground water quality, the intensity and quantity of runoff, and flood control. GOAL: Maintain and enhance the current rural Objective: Adopt regulations aimed at assuring that existing and new development will not adversely affect the quality of on-site and off-site environmental resources . 3-3 TYRONE TOWNSH IP COMPREHENSIVE PLAN �owned facilities and reliance on nearby municipal .~ systems. Objective: Establish standards to classify the quality of service, or "level of service•, provided by individual public facilities and services and use this classification to assist in land use decisions and capital improvement planning. Transportation/Roads GOAL: Develop and maintain a transportation network throughout the Township which moves vehicular traffic in an efficient and safe fashion, functions in a manner consistent with the relative importance of individual roadway segments, and provides safe and functional opportunities for alternative modes of transportation including walking and bicycling. Objective: Develop and maintain a regular, meaningful communication program whereby Tyrone Township and all adjoining municipalities regularly convene to discuss public facilities and services needs, identify common needs, and investigate alternative strategies to address those needs in a mutually beneficial manner. Objective: Identity priority roads for maintenance and i"1)rovement and include them in the Township's capital improvements plan. Objective: Maximize the presence of US-23 as an anchor for well planned intensive development. Objective: Develop and maintain a meaningful communication program with area school districts to discuss impacts of area land use and development upon the school districts including economic, capacity, and quality of education considerations. Objective: Adopt regulations which minimize the potential for traffic congestion and safety hazards along roadways including access controls, the limitation of the number, size, and shape of new land divisions along county roads, the prevention of "strip" development, and the control of land use intensity along major roads. Objective: Recognize that solid waste disposal, and recycling, is a regional issue which requires coordinated and collective action and a sense of personal, township-wide, and regional responsibility. Objective: Develop plans and regulations to expand alternative transportation facilities, including walkways and bicycle trails, to address the varied transportation needs of the Township residents. Parks & Recreation Public Facilities & Services GOAL: Facilitate the expansion of recreation opportunities in Tyrone Township in a purposeful, planned, and coordinated manner to address the recreation needs of all populations in the Township. GOAL: Expand public facilities and services in a phased manner based upon priority needs, costeffectiveness, technical feasibility, and the land use policies and proposed future land use pattern presented in the Plan. Objective: Identify needed recreation opportunities in the Township and establish a strategy for addressing these needs which includes both public and private sector involvement. Objective: Investigate sources of state and federal funding for parks and recreation facilities, and prepare proposals to obtain funding for the development and/or expansion of facilities when Township funds are adequate to maintain future recreation facilities . Objective: Determine areas of Tyrone Township which are in greatest need of increased public facilities and services, based upon existing and proposed land use patterns and conditions. Objective: Increase the level of fire and police protection on a Township-wide basis, through the development of police and fire protection plans. Objective: Promote the use of open space and recreation areas to enhance the character of existing and new residential areas. Encourage incorporation of such areas into residential development through the use of incentives to developers. Objective: Incorporate public facilities and services expansion areas into the Township's capital improvements plan. Objective: Explore and pursue feasible options f~r _developi~g a trail system for recreational biking, hiking, walking , and similarly based trail recreational activities. Objective: Explore long range planning considerations associated with alternative public facilities and services programs including Township- 3-4 TYRONE TOWNSHIP COMPREHENSIVE PLAN .v �of Township residents for small commercial and industrial centers. Objective: To the extent that it is practical and appropriate, guide commercial and industrial development toward the US-23 corridor in a planned manner. Objective: Coordinate recreation planning efforts with surrounding municipalities and governmental units, including ~hool districts, to provide comprehensive recreation opportunities and minimize unnecessary duplication of services and facilities. Objective: Adopt regulations which will ensure future development along US-23, as viewed by highway motorists, is of a visual quality compatible with the Township character. Housing GOAL: Promote a broad range of housing opportunities which respond to the varying economic, family stage, and lifestyle needs of the community while maintaining high levels of aesthetic and qualitative character. Objective: Ensure that elements for preservation of the Township's rural character are incorporated into new commercial and industrial developments by establishing appropriate site design standards (including landscaping and signage) and building standards, with a special emphasis on height, size, and architectural style. Objective: Promote opportunities for affordable housing (new housing which does not exceed the cost of the approximate median housing value for the state -- approximately $80,000) in the Township's planning and zoning program. Objective: Limit land division and access along major roads to prevent commercial or industrial strip development. Objective: Identify lands which are particularly suited for single family housing, and lands which are particularly suitable for multiple family housing, and appropriately zone these lands for such uses at such time when the need is apparent and/or a responsible rezoning request comes before the Township. Objective: Ensure that new commercial and industrial development does not adversely impact the normal use and enjoyment of adjoining land uses through appropriate buffering and other techniques. Objective: Ensure that, while meeting objectives for affordable housing and varied housing options, detached single family homes remain the predominant housing type and are not encroached upon by higher density housing. Objective: Ensure that commercial and industrial land uses have adequate provisions for sewage disposal, stormwater management, potable water, and other critical public health and welfare concerns. Objective: Ensure that new development reflects the scale and character along the borders with adjacent existing residential development and neighborhoods. j:\tyronelch-3.doc Objective: Maximize the amount of open space and natural areas preserved by Integrating open space protection with new housing development though the use of clustering, conservation easements, and other applicable techniques. Commercial & Industrial Development GOAL: Provide practical and functional locations, patterns, and regulations of commercial and industrial development which support the viability of these land uses, minimize their negative impact upon adjacent land uses, and maintain high levels of aesthetic and qualitative character. Objective: Identify a limited number of appropriate locations satisfactory to meet the needs 3-5 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Chapter 4 FUTURE LAND USE STRATEGY of the Subdivision Control Act. Private road regulations are intended to provide opportunities for road circulation networks restricted from general public use, in response to the local housing market, while at the same time assuring such roads are built to minimum public health, safety, and welfare standards and so maintained . Other related ordinances and a capital improvement program, may, from time to time, be adopted or amended to further carry out this Plan. INTRODUCTION and PURPOSE The growth management program for Tyrone Township consists of coordinated planning and regulatory components. The principal planning components are embodied within the Comprehensive Plan's Future Land Use Strategy, as discussed in this chapter, and the Public Services Strategy described in the following chapter. The Future Land Use Strategy is a plan which identifies the desired pattern of land development throughout the Township through the establishment of land uses and densities for areas with common characteristics. The Future Land Use Strategy presents the intended character of each land use area and specific policy guidelines for site development projects. OVERVIEW OF FUTURE LAND USE STRATEGY Basis The Future Land Use Plan establishes the planned future land use pattern throughout the Township for approximately 20 years. The goals and objectives presented in Chapter 3 are the foundation on which the Future Land Use Plan is based, including: The Public Services Strategy in Chapter 5 specifies policies regarding future infrastructure improvements and decisions to assure future public services are coordinated with the planned future land use pattern in the Township, and that the goals and objectives of this Plan can be achieved. • Protection of public health and safety • Conservation of natural resources IMPLEMENTATION OF THE FUTURE LAND USE STRATEGY: The regulatory elements of Tyrone Township's growth management program-those elements intended to implement the Comprehensive Plan, including the Future Land Use Strategy-will consist primarily of the regulatory ordinances of the Township including its Zoning Ordinance and Subdivision Regulations. The Township's Zoning Ordinance generally regulates the type, location, bulk, and intensity of land development throughout the Township. The Subdivision Regulations establish the standards under which land in the Township can be subdivided into multiple lots (a plat). Standards regarding street alignments, circulation, utility easements, emergency access, grading, and erosion control are addressed, among others. • Environmental protection • Rural character preservation • Minimizing public service costs • Insuring compatibility between land uses • Lake and stream preservation • Woodland preservation • Historic preservation. The future land use pattern was established based upon an analysis of the Township's natural and cultural characteristics, community attitudes, the existing roadway network, soil conditions, existing and nearby public infrastructure, environmentally sensitive areas, neighboring municipal land use conditions, and other associated characteristics. The opportunities and constraints presented by these characteristics were evaluated within the context of the goals and objectives of Chapter 3 to arrive at a future land use pattern. Lot split and private road regulations are also very important as a means to further implement the Comprehensive Plan and the Future Land Use Strategy presented within. Lot split regulations are intended to assure efficient land division patterns, the avoidance of nonbuildable lots, and adequate public access to public roads. Lot split regulations are particularly valuable when lots are being created outside of the regulatory authority, and administrative review procedures, 4-1 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Township-Wide Land Use Pattern east, Hartland Township to the south, Deerfield Township to the west, and Fenton Township (in Genessee County) to the north. While there do exist limited areas along neighboring municipal boundaries that do exhibit, ancVor are planned or zoned for, higher densities (such as the Mari Lake area in Fenton Township where minimum lot sizes of 12,000 square feet are permitted), the balance of the neighboring lands are zoned for residential densities of 1 dwelling unit per 1.5 to 1O acres. The principal exception to this pattern is the City of Fenton which provides for 2 dwelling units per acre along much of the land which abuts the northeast portion of the Township. However, a significant portion of Tyrone Township which abuts the City has been similarty developed at higher densities (approaching 1 1/2 to 2 dwelling units per acre) and the Plan provides for the continuation of this development intensity in this area of the Township with limited opportunities for development approaching 4 dwelling units per acre. The text in this Chapter establishes the policies to guide future land use change so as to accomplish the desired geographic land use pattern illustrated in Map 4-1, the Future Land Use Map. The Future Land Use Strategy calls for a land use pattern in the Township characterized predominantly by low density residential development and a variety of open spaces including farmland, woodlands, and wetlands. Opportunities for commercial and industrial development are provided along selected areas of the U.S .-23 corridor. Relationship to Existing Land Use Pattern and Land Uses The Future Land Use Strategy calls for a future land use pattern which is generally similar to that which currently exists throughout the Township. The primary differences between the planned and current land use pattern are founded upon a stronger program to protect rural character, open space and environmental resources, retention of significant visual resources, recognition of the limited long term economic viability of farming in the Township, provision for denser residential development in specific and limited areas of the Township to provide affordable housing opportunities, and the consolidation of commercial and industrial land uses along U.S. 23. INDIVIDUAL COMPONENTS OF THE FUTURE LAND USE STRATEGY Following is a review of the principal components of the Future Land Use Strategy. These components, collectively, formulate the planned future land use pattern in the Township and generally identify the future land use pattern by land use type and include policies regarding each land use type. A major emphasis of the Future Land Use Strategy is to limit the unplanned creation of ten (and smaller) acre lots often stripped along the County roads. This lot split pattern has negatively impacted the rural quality of the Township and the efficiency and safety of the roadway network (see "Trends and Conditions" discussion in Chapter 2). Conservation of Special Natural Resources Overview This Plan calls for the preservation of the Township's natural resources. The Township's natural resources includes its groundwater, surface water, air, wetlands, floodplains , soils, woodlands, and hillsides. These natural resources should not be so exploited as to reduce their long term availability, or contaminated so as to present health hazards to Township residents. Some of these resources are particularly sensitive to degradation from unsound land use and development activities and present constraints to land development. Relationship to Neighboring Municipalities The Future Land Use Strategy was based, in part, upon insuring compatibility with existing and proposed land use patterns in those municipalities sharing borders with Tyrone Township. Such considerations were fundamental in the interest of intergovernmental coordination, continuity, and compatible land uses. The Future Land Use Strategy in this Plan proposes low to very low density residential and/or conservation (open space) uses along the entire pefl)hery of the Township except that portion abutting Fenton. This pattern of land use is very compatible with those existing and proposed patterns in neighboring communities. These natural resources are scattered throughout the Township and provide important environmental benefits including habitats for wildlife, flood control, groundwater recharge and discharge , and surface water and air purification. In addition, they provide special opportunities for passive recreation and play a Four of the five principal abutting municipalities reflect a dominant agricultural and/or low density residential land use pattern, and are similarty master planned and zoned. This is true for Rose Township (in Oakland County) to the 4-2 TYRONE TOWNSHIP COMPREHENS IVE PLAN ~ J �Map 4-1 FUTURE LAND USE • Conservation ~ Suburban Residential ,-Jl] Lakes Residential D Open Space Residential & Agriculture Ill Commercial/Industrial Corridor Note: LCT1ds norlh of Hogon Rood ond Foley Rood ore p/orr,ed for e,rponsJon lo Subu-bCTI Resldentiol development ofter dev-elopmenl of lands nortt, of Write Lake Rood. See Fioure 5-1. September 1993 302 South \MoveffV f'lood N A SCALE 1 ss 096 : ' 1 heh • 4590 feet LOn&lnQ . MlchlQOn • All areas shown are generalized . This is not a parcel specific or sensitive environmental area specific map. 4-3 TYRONE TOWNSHIP COMPREHENSIVE PLAN �critical role as elements of the Township's rural character so strongly desired to be retained by residents. other public benefits of the new land use are great enough. The Future Land Use Strategy calls for the consetvation of all of these natural resources through both designated consetvation areas in the Township and through conseivation policies linked to other land use areas. POLICIES: The following policies shall guide the use and development of parcels and portions of parcels In the Conservation Area: 1) Average development densities for development within the limits of the Conservation Area should not exceed one dwelling unit per 20-40 acres. 2) Alternation of the natural landscape and development of new roads should be avoided. 3) Land development in Conservation Areas should proceed only after receipt of appropriate Township and/or state or federal permits, and where applicable, according to mitigation measures required through the administration of federal, state, county or Township ordinances. 4) Land uses requiring state and/or federal permits (especially for wetland or floodplain alterations) should not receive final Township approval until satisfactory evidence has been submitted verifying the acquisition of all other necessary permits. 5) If the land can be reasonably used without alteration of the special natural resources (at densities otherwise permitted by local, state, or federal regulations) then it should be used in this manner. Conservation Area A Consetvation Area is depicted on the Future Land Use Map (Figure 4-1). It includes those areas of the Township characterized by wetlands, hydric soils, and lands within 100 feet of the Township's principal water courses. While the Consetvation Area includes lands throughout the entire Township, the largest individual Consetvation Area land mass is situated along the Hoisington and Stearns Lake lowlands, east to U.S.23, and is part of the Consetvation Area corridor stretching across the northern section of the Township to Sullivan Lake. It is expected that any flood-prone areas in the Township would most likely lie within the Consetvation Area should they be subsequently identified and mapped. Lands within the Conseivation Area should only be used for residential and recreation land uses. Development densities within the consetvation areas should not exceed one dwelling unit per 20-40 acres. This low development density is applicable to only those instances where development on a parcel occurs entirely within the limits of the Consetvation Area, as very few properties lie wholly within the Conseivation Area. In most cases there are significant portions of a parcel which are upland, or otherwise outside of the Consetvation Area. Future development should occur on those portions of the property, outside the Conservation Area, whenever the option exists. The number of dwelling units permitted on a parcel which is partly included within the Conservation Area should be based upon the total parcel area-not just that area outside of the Consetvation Area. Whenever possible, alteration of the natural landscape and development of new roads and structures in the Conservation Area should be avoided. Residential Development Overview Residential development will continue to be the predominant developed land use throughout the Township. Permitted density of future residential development as established in the zoning ordinance, will be based upon the natural limitations and suitability of the soils in the area for residential development (as represented by an applicant obtaining the necessary pe,mits from the County Health Department), preservation of special natural resources, preservation of important open spaces, compatibility with adjacent land uses, and the availability of adequate support setvices including, but not limited to: safe and convenient access, healthy water and septic waste disposal, and sufficient police and fire protection. The lack of public sewer in the Township dictates an overall low density residential development pattern. Extensive areas of the Township have severe limitations for septic disposal if development were to occur on small lots, according to the published soil analysis of the Soil Conservation Service. · Future land use decisions must recognize the significance of these resources to the Township. Any loss in the quantity or quality of these resources must be considered permanent and, as ·such, sound and practical land use and site development practices aimed at presetvation of these resources must prevail. In the alternative, and only when no other practical alternative exists, mitigation measures may be authorized where 4-4 TYRONE TOWNSHIP COMPREHENSIVE PLAN �A principal consideration guiding residential development within the Township is the intention to allow for a variety of single family residential housing options, consistent with the chijracter of the Township, in order to better address varying lifestyle preferences, economic considerations, and family orientation options including the elderly and young. The specific permitted development density associated with a particular parcel would depend upon the particular conditions present and the development option a landowner wishes to pursue. The premise behind the Open Space Residential and Agricultural Area's intended land use and development pattern is that an increase in the measures taken by a landowner (in regard to a proposed development project) to preserve the Township's open space rural character and minimize negative public impacts should be accompanied by a comparatively higher permitted development density. In this fashion, a strong incentive would then exist to develop land in the Township in a responsible manner as it relates to preserving the Township's current character. Also, nearly all landowners within the Township would have available to them similar development options with only limited differential treatment-contrary to the traditional effect of comprehensive plans and zoning ordinances. DEVELOPMENT DENSITY: Tyrone Township wants to provide its current and future residents with the basis for a zoning program that provides more development flexibility than what is typically provided for. "Development density" is used in this Plan to describe recommended development intensities. Within the text of this Plan, references to a particular ·development density", such as one dwelling unit per 2 acres, means the density that results by dividing the total acreage of the project area (including many Jots) by the number of dwelling units planned for that area-it does not mean a uniform minimum zoning lot size of 2 acres. Principal measures in arriving at higher development densities would be: the use of clustering and permanently designated open space of at least 4050% or more of a parcel's area; direct access to, or close proximity to, paved roads; provisions for fire protection infrastructure; public or community water and sanitary sewers, and other measures to minimize excess demand on the Township's limited public services system and to protect the health, safety, and welfare, of present and future Township residents. These or comparable measures would become standards in the zoning ordinance. They would be designed to regulate residential development and protect the public from potential negative impacts associated with the denser development. Thus, a 20 acre landowner could have a number of available development options where a development density of 1 dwelling unit per 2 acres was recommended by the Comprehensive Plan and so regulated by the Zoning Ordinance. This development flexibility might be reflected in the following hypothetical development options each with the same development density: 1) twenty 1-acre lot platted subdivision; 2) twenty 1/2-acre lot subdivision with 10 acres reserved as permanent open space; or 3) a multiple family development consisting of four buildings, with five units in each b~ilding, and a 18 acre open space area. The increased flexibility which a property owner receives in the development of land based on "development density" rather than "minimum lot size• is illustrated in Figure 4-2. A special emphasis on site design should be placed on development along all of the County road network within the Township to better preserve the rural attributes of these heavily traveled corridors and to prevent road hazards from too many access points. More discussion of this emphasis is presented under "Principal Road Corridors" later in this Chapter. Open Space Residential and Agricultural Area The Open Space Residential and Agricultural Area covers the vast majority of the Township and provides opportunities for residential development within an open space, rural character setting. An overall low, open spaced-based development density of one dwelling unit per 1 to 5 acres will be encouraged within the Open Space Residential and Agricultural Area, and includes the vast majority of the Township, due to the lack of public sewer and water, _ the generally poor soils for septics in much of the Township, the limited capacity of the predominantly unpaved roadway network, and the public's interest in protecting the rural character of the Township. OPEN SPACE ZONING: Guiding future residential development in a manner which maintains the rural character of the Township is the primary challenge of successful implementation of the Plan. The strategy proposed is the addition of a new option to both the Township's Zoning Ordinance and Subdivision Ordinance, often referred to as "open space zoning" or "rural clustering," to permit and encourage carefully designed small "open spaceN developments to be established anywhere in the residential areas of the Township according to standards established in each ordinance. This will allow the creation of small lots (or 4-5 TYRONE TOWNSHIP COMPREHENSIVE PLAN �tional versus open space zoning development approach. A bonus density may also be considered for superior design or the provision of affordable housing. In some situations, it may be desirable to require development via open space or cluster zoning (such as property exclusively in sensitive environmental areas). but in most cases this would be a voluntary option. For example, the incentive could be established by pennitting development at 1 dwelling unit per 5 acres if the open space zoning option were not selecteci, while permitting a larger number of dwelling units per 5 acres if the open space zoning option were selected. alternatively, if done under the Condominium Act, to site new residential structures) in a cluster, or series of small clusters, leaving the bulk of the property in permanent open space (achieved through a permanent deed restriction). Careful design will ensure that the open spaces and rural character of the Township is retaineci. This option would pennit, for example, a tanner to create 40 lots from an 80 acre parcel (if the pennitted development density is one lot per 2 acres) and to make each lot 1/2 to 1 acre in size, clustered into three to five groups to take advantage of the natural characteristics of the site. This will result in conversion of approximately 40 acres (including roads), thereby leaving the remaining 40 acres for agricultural or other nondevelopmental open space use. Scenarios A and B in Figure 4-2 illustrate another example of a tradi- The following guidelines are a framework for a new set of subdivision and site development (zoning) regulations for rural clustering for all of the land in the Open Space Residential and Agricultural Area. Figure 4-2 Development Flexibility Through "Development Density" The development scenarios below illustrate the development flexibility available by stipulating "development density" rather than "minimum lot size.• All of the development scenarios below result in a development density of 1 dwelling unit per 1 acre. \ A41"C. n-+--+-+-+~ . j _i ___ • I I 1 t -~"" 1 lcrt ,....,.-e--, , -1 . - ; , - - - - ·J • .,_j.......,._·.__ ,; .._j A. Traditional platted subdivision consisting of a 20 acre parcel divided into 20 1-acre lots. A.U-C. lot : : : .. '-~ t~~--"~{J; J B. Open space subdivision consisting of a 20 acre parcel divided into 20 1/2-acre lots and a permanent open space area of 1O acres. 4-6 TYRONE TOWNSHIP COMPREHENSIVE PLAN C. A multi-family development on a 20 acre parcel, consisting of 4 five-unit buildings on 2 acres and 18 acres of permanent open space. �of factors including the limited extent of contiguous expanses of prime agricultural soils. &'.Qid 1) Disturbing areas adjacent to floodplains, stream buffer areas or >Vetlands. This Plan encourages the continuation of all current farming activities, irrespective of their location, as long as it is economically viable to do so, adequate public services for higher density development are not available, and especially where the land is characterized by prime agricultural soils. All typical farming activities, including the raising of crops and use of stables, silos, and barns, but excluding intensive livestock activities, are recognized as legitimate land uses provided that they met Department of Agriculture requirements as •generally accepted agricultural land management practices.• Livestock operations of such intensity that the quantity of animal waste and odors presents excessive impacts upon adjacent and area land uses and resource systems are not consistent with the current or future residential character of the Township. 2) Developing on steep slopes. 3) Building on hilltops and ridges when development will be highly visible. 4) Siting houses on prime agricultural soils when these can be part of a significant block of farmland. 5) Placing numerous houses with access drives along local and primary county roads or local collector roads. 6) Backing houses directly or visibly onto local and primary county roads or local collector roads. 7) Destroying existing tree stands or hedgerows, especially along rights-of-way and between housing and active agricultural areas. POLICIES: The following policies, at a mm1mum, shall guide the use and development of parcels and portions of parcels in the Open Space Residential and Agricultural Area: 1) Residential development should be limited by appropriate zoning to an average development density of one dwelling unit per 5 acres [except within one half mile of the Township's northern boundary, where development densities approaching 4 dwelling units per acre may be permitted, based upon policy #2 below.] 2) Site specific development densities should be based upon the extent that special conditions may prevail, the quality of the open space and rural character of the project and associated site plan, available public seNices and infrastructure, and the degree to which the project will impact the Township's roadway system and other public infrastructure and seNices. 3) Actual permitted lot size should be established in the zoning ordinance based on the presence or Jack of sewers, type of road access, number of lots, amount of open space, and related factors. 4) Minimum lot sizes should be, at a minimum, adequate to accommodate septic systems (where sewer is not available) as required by the Livingston County Public Health Department. 5) Opportunities and incentives should be provided within Township ordinances to encourage residential development according to the open space/cluster zoning principles discussed in this Plan and as specified in the Zoning Ordinance. 6) Residential development should not occur on a strip basis and should be appropriately sited, landscaped, and setback from all roadways, including 8) Fences on clustered lots within the development. Regyjre 1) Substantial buffering and screening for development near all public right-of-way on collectors and arterials. 2) Preservation or enhancement hedgerows and wooded areas. of existing 3) Appropriate setbacks and/or buffering between housing and existing or proposed active agricultural areas. 4) Sate location and design of common sanitary systems and storm water management structures that do not create nuisances. · 5) Homeowner-managed recreation areas and common spaces within larger clusters. 6) Covenants or easements to permanently protect the undeveloped open space areas that remain after clustering is accomplished. AGRICULTURAL LANDS: The Open Space Residential and Agricultural Area includes those lands in the Township currently being farmed. This Plan recognizes that farming plays an important role in the history and character of Tyrone Township. It also recognizes that farming, as an industry, is a particularly difficult challenge in Tyrone Township due to a number 4-7 TYRONE TOWNSHIP COMPREHENSIVE PLAN �better capable of handling the traffic demands associated with this higher development intensity. Ultimately however, this development density is contingent upon the futu re expansion of public sewer and water from Fenton Township and/or the City of Fenton, or the use of community systems (see "Sewer and Water" section of Chapter 5) . In recognition that the northern portion of the Township is already characterized by established neighborhoods, an additional important condition is the necessity for setbacks and buffering between these existing neighborhoods and higher density developments. special provisions to maintain a rural character along all segments of the County road network. 7) Residential development within the Open Space Residential Area, should be based upon ordinance provisions which limit the fragmentation of open spaces and Township-wide natural resource systems. 8) Community sewer systems (also known as cluster systems) shall be permitted within the Open Space Residential Area (limited to the Partial Services District; see Chapter 5) provided all necessary state, county, and local permits are acquired, the system is accepted by a public body and maintained as a public system, and the system is constructed according to adopted standards by the Township to facilitate ease of tie-ins to potential future public systems and to ensure adequate financial resources exist to maintain it. POLICIES: The following policies, at a minimum, shall guide the use and development of parcels and portions of parcels in the Suburban Residential Area: 1) Residential development should be limited by appropriate zoning to an average development density of one dwelling unit per acre, except within one half mile of the Township 's northern boundary, where development densities approaching 4 dwelling units per acre may be permitted, based upon policy #2 below. 2) Site specific development densities should be based upon the extent that special conditions may prevail, the quality of the open space and rural character of the project and associated site plan, available public services and infrastructure, and the degree to which the project will impact the Township's roadway system and other public infrastructure and services. 3) Actual permitted lot size should be established in the zoning ordinance based on the presence or Jack of sewers, type of road access, number of lots, amount of open space, and related factors. 4) Minimum lot sizes should be, at a minimum, adequate to accommodate septic systems (where sewer is not available) as required by the Livingston County Public Health Department. 5) Opportunities and incentives should be provided within Township ordinances to encourage residential development according to the zoning principles discussed in this Plan and as specified in the Zoning Ordinance. Open space/cluster zoning is encouraged along with traditional subdivision design. 6) Residential development should not occur on a strip basis and should be appropriately sited, landscaped, and setback from all roadways, including special provisions to maintain a suburban character in subdivisions and a rural character along all segments of the County road network. 7) Residential development within the Suburban Residential Area, should be based upon ordinance provisions which limit the fragmentation of open spaces and Township-wide natural resource systems. Suburban Residential Area The Suburban Residential Area borders most of the northern length of Sections 1,2,3,4 and 5 and lands in Sections 1O and 11 north of White Lake Road. It is largely characterized by existing suburban style subdivisions and some wetland areas. The undeveloped portions are suitable for either subdivision style development on the upland portions of parcels, or for well designed affordable housing either on smaller lots with perimeter open space or clustered with common open space to minimize impacts on abutting parcels. Development density averages 1 dwelling unit per acre (roughly 30,000 sq. ft. lots). AFFORDABLE HOUSING: Opportunities for more affordable housing is a major concern in the Township and the Suburban Residential Area provides for increased housing opportunities of this nature. One exception to the suggested development density range of 1 dwelling per acre in the Suburban Residential Area is the provision for a limited amount of development at a density of up to 1 dwelling unit per 1/4 acre provided such development is characterized by: 1) public sewer and water; 2) internal paved streets; 3) access to the project via a paved road ; and 4) an ISO fire protection rating of at least seven. These conditions are considered essential to assure the health, safety, and welfare of the residents of these higher density projects as well as neighboring developments. Clustering of units around common open space and possible bonus densities should be considered in development of new zoning regulations for affordable housing. At present, the most appropriate location for such development is along the northern periphery of the Township where there is close proximity to the public services of the City of Fenton and a street network 4-8 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Protection and Use of Open Space Created by Clustering Adapled from Ille Howard Colny, Maryland Plan, endled The 111110 General Plan: A Six Point Plan for the Futu,., adopted July 2, 1990. Use of open space zoning or cluster zoning in Tyrone Township offers a very good opportunity for accommodating residential development while simultaneously preserving the quality of the environment, the natural features of the rural landscape and working agricultural land. However, when an open space zoning development is completed and its permitted density has been exhausted , there remains the question of how best to ensure that the remaining open land is permanently and viably preserved. When clustered lots are recorded, the remaining parcel would be identified on the plat or recorded with the County Register of Deeds as limited to agricultural, recreational or related use. Covenants detailing restrictions on the clustered lots and the remainder could also be recorded at the same time. However, these remainders, permanently stripped of any future development rights, have the following characteristics to be defined more fully in the Zoning Ordinance: 1) The open space created by rural clustering will, in almost all cases, remain private property, whereas "open space• created by subdivision of a parcel is usually dedicated to the public or a homeowner's association and becomes a public responsibility. 2) The size of the open space created by rural clustering will result from application of performance standards to be included in the zoning ordinance. 3) The permanent stripping of development rights on the remainders created by rural clustering means they can never be used for additional housing. Such land can be actively farmed, used for woodlots, nurseries, pasture, or other uses related to farmland, or it may be used for certain recreation uses described in the Zoning Ordinance. These remainders must be recorded as lots or common lands whose uses do not include future homes, stores, offices, or other buildings unrelated to the principal use of the designated open space. 4) Remainders which meet the qualifications for such programs could be donated to an Agricultural Land Preservation Program, a local Environmental Trust, Historic Trust, or other custodians of environmental and landscape resources. The remainders would then be subject to the restrictions of these programs, giving them an even stronger degree of protection than exists merely by the absence of development rights. 5) In some cases the Township might wish to acquire the remainder as part of a public park, greenway or greenbelt. However, the Township is under no obligation to accept as dedicated open space any of the remainders created by rural clustering . Indeed, it is the Township's preference to see these remainders stay privately owned and managed in ways consistent with agricultural preservation and environmental purposes that are the prime reasons for encouraging clustering . 6) Remainders to be designated for local recreation or common green space can be entrusted to the responsibility of a homeowners association. 7) Unlike public open space which becomes a permanent responsibility of government agencies, the remainders created by rural clustering can be rented, leased or transferred to new owners, but such leases, rentals or sales cannot restore any development rights. 4-9 TYRONE TOWNSHIP COMPREHENSIVE PLAN �8) Community sewer systems (also known as cluster systems) shall be permitted within the Suburban Residential Area (limited to the Partial Services District; see Chapter 5) provided all necessary state, county, and local permits are acquired, the system is accepted by a public body and maintained as a public system, and the system is constructed according to adopted standards by the Township to facilitate ease of tie-ins to potential future public systems and to ensure adequate financial resources exist to maintain it. Lakes Residential Area The Lakes Residential Area covers those shoreline areas of the Township's lakes which are generally considered buildable and, conversely, not included in the Conservation Area. The Inland Lakes Residential Area is established in recognition of the extremely fragile environments of the Township's small lakes, the role these water resources play in contributing to the desired character of the Township, and the particular challenges these resources present in regard to adjacent land use management. The issue is fundamental: while the Township's water resources are, and have been, magnets for development, this development places tremendous pressure upon the aesthetic, environmental, and recreational values of the lakes. The threat to these resource values is at risk due to degradation through shoreline erosion, septic field leaching (where public sewer is not available), sediment discharge, alteration of the natural landscape, and excess use of surface waters by water craft. Except for the southeast portion of Lake Shannon, and small portions of Stearns Lake and Sullivan Lake, nearly all other buildable shoreline areas in the Township have been developed. Given this fact, the emphasis of the Inland Lakes Residential Area goes far beyond the establishment of guidelines to shape future development of these undeveloped lake areas but al.so to provide the necessary guidelines to shape future development of the existing developed areas as they may undergo redevelopment activities. This may be particularly applicable to portions of Runyan Lake and Tyrone Lake where, though the lots may be very narrow, they are several acres or more in size and could provide sufficient land area for additional dwelling units (either through lot splits or redevelopment of several lots in an integrated manner). NEW DEVELOPMENT: The present character of the land surrounding Tyrone Township's inland lakes is nearly wholly residential. The Plan encourages the continuation of these uses but in a manner which more effectively recognizes the sensitive environmental qualities embodied in these resources and their aes- thetic and recreational aspects. Given the limited available shoreline land for new development, the Plan provides for future residential development along the remaining undeveloped portions of the Township's inland lakes at development densities of approximately one dwelling unit per 1/2 to 3/4 acres, provided adequate on-site sewage disposal could be assured where sanitary sewers are not available. Development densities as high as one dwelling unit per 1/4 acre could be permitted where a public or community sewer system exists or is proposed. However, the Lakes Residential Area places far more emphasis upon the preservation and creation of shoreline open spaces than is reflected by existing development patterns. The presence of a sewerage system should not be viewed as an answer to concerns over sensitive environments, water quality, and open spaces, as a sewer system does not assure adequate open spaces, the avoidance of pesticides and fertilizer laden runoff entering the lakes, or a visually pleasing development character. It is the intent of the Plan to encourage lower density lakefront development (density not to exceed one dwelling unit per acre) 1) where currently vacant land is developed for residential purposes; or 2) existing developed land undergoes redevelopment, such as where several contiguous, developed, lots are purchased and razed, and a new structure is constructed. REDEVELOPMENT: The Plan encourages the renovation and/or redevelopment of those lakefront residential areas which are characterized by deteriorating conditions of both a visual and/or structural nature. These conditions do not support the intended character of the Township, threaten the public health, safety, and welfare, and negatively impact the use, enjoyment and value of surrounding development. Similar development densities as those recommended for new development are recommended for redevelopment projects where several contiguous, developed, lots are purchased and razed, and a new structure(s) constructed. Redevelopment of these areas should be particularly sensitive to the preservation of open spaces, provision of a "naturalized" shoreline, and compatible architectural styles. Wetlands and sensitive natural areas adjacent to the inland lakes should be maintained as part of the natural lake ecosystem. Increased lot widths and water setbacks are particularly important in the redevelopment process. Many of the older lots along Runyan Lake and Tyrone Lake ate less than 50 feet wide and many dwelling units are situated within 40 feet of the shoreline. This development pattern presents a far stronger urban character 4-10 TYRONE TOWNSHIP COMPREHENSIVE PLAN , , �than what the Township residents have expressed a desire for and is particularly damaging to the environmental ecosystems and resources. Table 4-1 DEVELOPMENT DENSITIES BY USE AREA USE DEVELOPMENT DENSITY• AREA 1 unit/20-40 ac. Conservation 1 uniVS ac. Open Space Residential and Aoricultural 4 units/1 ac. Lakes Residential 1 unit/acre •• Suburban Residential KEYHOLE DEVE~OPMENT: Keyhole, or funnel development, should not be permitted. Keyhole development is the use of a waterfront lot as common open space for waterfront access for dwelling units located away from the waterfront. This results in potentially greater lake use than would •normally• occur if the lot were used for its intended use, such as a single family residence. As surface water use increases, so does the potential for shore erosion from speedboats and water-skiers, loss in property values, oil and gas spillage from powerboats, increased noise, conflicts between lake users (sailboats, fisherman, swimmers, etc.) , and increased lake maintenance costs. Such threats become that much greater when keyholing occurs with the digging of canals to increase lake frontage access to back lot residences. This form of development should be prohibited in the interest of preserving the water quality of the Township's lakes, protecting the public health, safety, and welfare, and preserving the lake and shoreline character of the Inland Lakes Area. • Minimum lot size is established in the Zoning Ordinance. .. Development density may be as high as 4 ct....elling units per acre within one half mile of the Township northern boundary when public infrastructure and services levels are adequate to support this density. COMMERCIAL and INDUSTRIAL DEVELOPMENT POLICIES: The following policies, at a minimum, shall guide the development of, and redevelopment of, land within the Lakes Residential The residents of Tyrone Township have clearly voiced their general satisfaction with the limited extent of commercial and industrial facilities within the community and do not care to see these land uses indiscriminately encouraged, both in location and amount. Area: 1) Opportunities for new development and redevelopment shall be conditioned upon development standards which address, at a minimum, consideration of a potable water supply, safe disposal of septage, water and land carrying capacities, water quality protection, preservation of open space, minimal additional intrusion upon the natural environment, and the provision of adequate public access where applicable. 2) Development and redevelopment densfties should not exceed a development density of 4 dwelling units per acre where sewer is available, and 2 units per acre where on-site sewage disposal is practiced, unless the Public Health Department requires a lower development density due to larger required lot areas for permit approvals. 3) Approval of all development shall be contingent upon, in part, the acquisition of all necessary permits by the applicant for the proposed project, including permits administered through the Inland Lakes and Streams Act, as may be applicable. In fact , there are no areas particularly well suited for commercial or industrial development in the Township. These land uses typically require a high level of public services including public sewer and water, police and fire protection, and roadway infrastructure. Nowhere in the Township does such a combination of service levels and suitable vacant land exist. While service levels are highest in the northern portion of the Township, particularly toward the City of Fenton, a clear residential land use pattern has evolved and this Plan does not suggest the introduction of commercial or residential land uses in these areas. Rather, the Plan proposes that future commercial and industrial land uses be located in two corridor areas, both along the west side of U.S.-23. The principal corridor area is proposed to be anchored at the U.S.23/Center Road interchange area , and extend along the west side of U.S.-23 approximately one mile south to Dean Road and one-half mile north. This corridor area is proposed to be approximately one-half mile wide , except for the southern half-mile north of Dean Road , which is proposed to extend one-quarter mile to the west. The second corridor area would extend along the west side of U.S.-23 from the south side of the White Lake Road interchange to a point approximately one-half mile further south . The Plan identifies these two corridor areas for future commercial or in- 4-11 TYRONE TOWNSHIP COMPREHENS IVE PLAN �Development within these corridor areas must provide for adequate buffering from adjacent land uses. This buffering should also respond to the critical role U.S.-23 plays in formulating impressions of the Township among highway travelers and residents. New development must provide adequate sewage disposal and potable water supplies. In addition, new businesses will have to provide for an improved level of stormwater management. Measures should be implemented to address the increased quantity and rate of runoff and its impacts upon area flooding and degradation of the natural environment. Site development must also recognize and respect the sensitive environmental areas along the corridor and protect the integrity of groundwater resources through measures designed to minimize impacts on these resources. dustrial development in recognition of a number of key considerations and concerns, including: 1} The proximity of the commerciaVindustrial areas to the interchanges minimize the additional vehicle and truck traffic upon the local, and far less developed, road infrastructure. 2} These corridor areas are already currently characterized by the greatest extent of commerciaVindustrial development in the Township. 3) The residents of the Township have continually expressed support for corridor development, in regard to commerciaVindustrial land uses, in the Town Meetings during the preparation of the Plan. 4) Maintaining two separate corridors, rather than one continuous and longer corridor, better assures compact development and minimizes the potential for leapfrogging. 5) Prohibiting commerciaVindustrial development north of White Lake Road better assures the integrity of nearby existing and future residential neighborhoods. POLICIES: The following policies, at a minimum, shall guide the development of, and red&velopment of, commercial and Industrial land uses within the CommerciaVlndustrial Area: The area adjoining the east side of U.S.-23 south of Center Road may also be suitable for future commercial development. However, more than a sufficient amount of commercial land is encompassed in the two areas previously identified on the west side of U.S.-23 to meet anticipated Township needs for the planning period of this Plan (15-20 years}. If however, this commercial area is nearly developed to its fullest potential more quickly than is anticipated, and if a clear need for additional commercial and/or industrial land is demonstrated, then the area up to 1/4 mile east and 1 mile south of Center Road should be considered for future commercial or industrial development. The Future Land Use Map should be amended before any zoning change to accommodate more commercial or industrial development is initiated. It is intended that future commercial development within these corridor areas be characterized by predominately business and service activities which serve the particular needs of the highway traveler and/or meet the consumer needs of a more regional population. The bulk of the Township residents' local consumer needs are met by nearby urban areas including the City of Fenton and the U.S.-23/M-59 interchange area near Hartland. However, the Plan recognizes the convenience of having such land uses more locally situated within the Township and, to the extent these land uses are encouraged, they should be done so within the White Lake Road corridor area due to its closer proximity to the more densely populated northern portion of the Township. 1) Commercial and industrial development within the CommerciaVlndustrial Corridor Area shall be permitted where the following conditions, at a minimum, exist: a) there are adequate public and/or private services; b) roads are paved: c) access is regulated and designed to prevent traffic hazards; and d) stormwater runoff is adequately controlled as to quantity and quality. 2) Private utility systems may be constructed if they meet all Township, county, state, and federal requirements; and can be Jinked to future public utility systems, including public sewer and water systems. 3) No commercial development should occur except in commercially or industrially zoned districts, respectively, unless it qualifies as a special land use and meets all requirements therefore in the Zoning Ordinance. 4) Commercial and industrial development w;thin the Coffkior Area must recognize the cuffent rural-like character of the Township and compliment this character through building scale, materials, and style, and the provision of strategically located open spaces. 5) All new commercial and industrial development must be designed so as to preserve open space and minimize intrusion upon the natural landscape. PUBLIC LANDS With the provision of public services must come public ownership of land resources from which the services originate, are maintained, and administered. The absence of extensive public services provided by Tyrone Township including public sewer and water, and the Township's intention to continue to provide only limited public services (see Chapter 5) , minimizes the need for Township-owned 4-12 TYRONE TOWNSHIP COMPREHENS IVE PLAN �While Tyrone Township fully supports the value of recreation opportunities within the community and the irnJX)rtance of individual and family quality leisure time and community image, the Township also recognizes land used for recreational purJX>ses can impact adjacent and area-wide land uses as significantly (and in some cases more so) as other land uses. As a result, new public or private recreational land uses must be designed and operated so as to minimize negative impacts. land. Current public lands administered by the Township are limited to three cemeteries, a vacant Runyan Lake lot, and the Township Hall property. Except for recreational needs which will be discussed below, this current and limited Township-ownoo land appears reasonable and adequate at this time. However, this need may change as the Township grows. The Township recognizes that purchase of public lands can involve high acquisition costs, impacts upon adjacent land uses, and public welfare issues associated with providing for selected services and infrastructure on a site. POLICIES: The Township should only acquire and develop public lands where the proposed acquisition or development meets the following circumstances: 1) Responds to a demonstrated need for one or more public facilities ancVor services intended to correct an immediate or projected critical public health, safety, and welfare condition or improve the overall quality of life in the Township. 2) The site characteristics accommodate the pro/X)Sed public use; 3) The use will not unreasonably impact adjacent land uses and waters; and 4) Measures are taken to minimize negative impacts upon adjacent land uses and waters. RECREATION LANDS Recreational lands in Tyrone Township _<!re presently limited to the private Kandahar Ski Club"t-am e Rik ~ n g !rail...aleni;J N. OFe Greek frem ~priflg Mill.Jo Hogan Road, the lane #or whieh ,;ms deN!ted ey a devcb oper aRCI s~l:JcAtl) dereloped and maintaiRed ey the :+o~. The small and scattered population of the Township creates difficulties for most private recreation facilities from a marketing starq:x>int. There are no pUQlic schools currently in the Township, though the development of an elementary school is currently being considered. As a result, the Township residents do not have the benefit of enjoying the recreational opportunities typically associated with public school facilities. /lJ. the present time the Township does not operate any park or recreation facilities. As the Township continues to grow, the demand for recreation opportunities can be expected to grow as well. Though the Township is rich in untapped recreational resources, these resources are not under public ownership and public acquisition of future recreational sites may become necessary and desirable. A key link in the planned recreation lands strategy of the Township is the provision of open spaces in association with new development and the use of these open spaces to address the recreational needs of the future residents of these developments. These recreational open spaces should be linked to future public recreation areas administered through the Township or other body recreational corridor systems and trails. POLICIES: The following policies shall guide the development of recreation lands in Tyrone Township: 1) New facilities shall be compatible with area land uses. 2) Proposed facilities shall be compatible with the natural site characteristics. 3) Site development of new residential land uses of comparatively higher densities shall include provisions for recreation opportunities which address at a minimum the most basic recreation needs of the intended residents, as may be applicable, including trails, playground equipment, picnic tables and benches. 4) Site development of new residential and nonresidential land uses shall include provisions for trail linkages with, and between, adjoining developments, and public recreation facilities (including public trails) where such facilities abut the proposed land use. 5) Future acquisition and development of recreation lands by the Township shall be based upon a coordinated Township-wide recreation plan approved by the Michigan Department of Natural Resources. 6) Prior to acquisition and development of public recreation lands, the means to perpetually maintain and operate any facilities on the property shall be established. SPECIAL LAND USES There are a growing number of land uses which, though they may be largely residential , commercial , or industrial in character, present unique or special circumstances in regard to land use management. These are typically regulated as special land uses in the 4-13 TYRONE TOWNSHIP COMPREHENSIVE PLAN �POLICIES: Special land uses In Tyrone Township should be permitted only as provided for: 1) In the appropriate provisions of the Zoning Ordinance 2) Pursuant to both general standards (like those above) and specific standards unique to the special land use. Zoning Ordinance. A special land use is a use which is pennitted only after a special review has detennined that the land use and associated site development proposal meets special standards to assure its compatibility with both surrounding land uses and the other pennitted uses in the district. These unique or special circumstances may be a result of traffic, noise, or visual or operational characteristics, which if unmitigated could result in significant public or private nuisance. Special land uses often include {but are not limited to} day care facilities, airports, gravel pits, mobile home parks, and multiple family projects. PRINCIPAL ROAD CORRIDORS The Future Land Use Strategy described up to this point establishes policies regarding the planned k:x:ation of land uses throughout the Township within the planning period of this Plan, and policies regarding conditions upon which site development should occur in support of the proposed future land use pattern. There is, however, a critical consideration, as part of the Future Land Use Strategy, which is not specific to particular land uses but rather to the principal roadway corridors, as characterized by U.S.-23 and the County road network. Special land uses should be permitted in appropriate locations pursuant to specific standards and review procedures established in the Zoning Ordinance. Approval should not be indiscriminate and conditions should be imposed to minimize impacts on surrounding lands. These standards shall accomplish the following: 1) Assure that the design , construction, operation and maintenance of land uses are in a manner harmonious with the character of adjacent property and the surrounding area. 2} Avoid inappropriate changes to the essential character of the surrounding area. 3) Avoid interference with the general enjoyment of adjacent property. 4) Improve the use or character of the property under consideration and the surrounding area in general, yet also be in keeping with the natural environment of the site. 5) Avoid negative impacts upon adjacent property or conditions which will be detrimental to the health, safety, or welfare of persons or property through the excessive production of traffic, noise, smoke, odor, fumes or glare. · 6) Assure availability of adequate essential public facilities and services, or evidence that the person responsible for the proposed special land use shall be able to continually provide adequately for the services and facilities deemed essential to the special land use under consideration. 7) Avoid demands on public services and facilities in excess of current capacity. 8) Assure consistency with the intent and purpose of the Comprehensive Plan and Zoning Ordinance. These corridors are fundamental elements of the Tyrone Township fabric . Their significance within the Township is inescapable for four reasons: 1) these transportation corridors are the most heavily traveled roadways within the Township; 2) these corridors will continue to be the most traveled corridors in the Township throughout the time frame of this Plan and most likely well beyond ; 3) these corridors, and the landscapes through which they pass, formulate the principal visual image of the Township among Township visitors and nonresident travelers; and 4) the vast majority of residents of the Township use U.S.-23 or the County primary roads on a regular basis. Because of both the critical functional and visual role these corridors play within the Township, the preservation of their rural and scenic qualities are paramount to successful implementation of the Future Land Use Strategy. Achievement of this goal will also protect public safety through regulated access and controlled turning movements. Future growth and development within the Township must be guided by measures which will assure the efficient movement of traffic in a safe manner. An increase in the number of access points along these corridors, both for individual property access and for intersecting roads, will result in a corresponding increase in the potential for congestion and traffic hazards and interfere with the intended function of these corridors-the safe and efficient movement of traffic between population centers. It would also undermine the significant existing public investment in these roads . Limiting direct access upon these corridors , 4-14 TYRONE TOWNSHIP COMPREHENSIVE PLAN _r'- �spacing access points at appropriate distances, and providing acceleration and deceleration lanes will be necessary to insure the functional integrity of these corridors as new land uses are established along these corridors. • Similar1y, future growth and development within the T o ~ must be guided by measures which will preserve, if not enhance, the landscape's visual quality along these corridors. The future sense of rural character ttvoughout the Township will be, in large part, derived from the visual landscape experienced when traveling along these prirtj:)aJ corridors-it is from these corridors which present and future residents see the vast majority of the Township. The lack of effective measures to preserve these corridors in their current "rural" state will lead to a sl.burban-oriented corridor landscape and a dramatic reversal of the Township's overall character. Assuring that development along these corridors, to the extent that it may occur, is appropriately set back from the roadway, screened from view, and meets m,rnmum driveway spacing standards, is essential if the present character of these corridors is to be preserved. POLICIES: New development and redevelopment along the County's road nstwork should only be permitted according to development standards which address, at a minimum: 1) Controlled and limited direct access onto these road. 2) Appropriate spacing between access points is assured. 3) Adequate acceleration and deceleration Janes when needed. 4) Screening of structures and parking facilities, and the use of appropriate setbacks, to preserve and enhance the current character of these corridors. 5) The preservation of existing natural landscapes along these corridors. 4-15 TYRONE TOWNSHIP COMPREHENSIVE PLAN - -- �r Chapter 5 PUBLIC SERVICES STRATEGY base its future capital improvement projects, and the expenditure of funds for such projects, upon the policies presented above for the respective Public Service Districts. INTRODUCTION AND PURPOSE The Future Land Use Strategy discussed-in Chapter 4 describes the desired pattern of land development throughout the Township through the establishment of land uses and densities for areas with common characteristics. The Public Services Strategy described in this Chapter identifies the manner and degree to which public infrastructure and services are to be provided within the Township to support the planned future land use pattern. Public services and related infrastructure include sewage disposal and potable water, roads and highways, police and fire protection, recreation, and general government services. The second level of policies addresses future decisions regarding improvements to the Township's delivery of individual public services in response to existing conditions and anticipated needs. Collectively, these two policy levels formulate the manner by which, and conditions upon which, future improvements should be made regarding public services. Township-Wide Public Services Pattern The Public Services Strategy calls for a future public services pattern not very different than the current pattern in the Township. The vast majority of the Township is proposed to receive limited expansion of those services currently available. The limited level of current public services will continue though the northern third of the Township, particularly the Runyan Lake area and the White Lake Road area and areas further north, will be the principal focus of future public service improvements. It is expected that the gravel roadway network will continue to dominate (less so north of White Lake Road) as will the reliance upon on-site potable water and sewage disposal. As the character and feasibility of land development is directly impacted by the extent to which urban or public services are available, the Public Services Strategy works hand-in-hand with the Future Land Use Strategy and is a critical element of the Township's growth management program. OVERVIEW OF PUBLIC SERVICES STRATEGY Basis The Public Services Strategy is based on the principle of new development occumng concurrent with or after the public services necessary to serve it are in place. It is the specific intent of the Public Services Strategy to minimize the opportunities for urban sprawl and the leapfrogging of more intensive urban development into the areas of the Township plann,ed for short term agricultural use and long term rural residential use. PUBLIC SERVICES DISTRICTS The Public Services Strategy identifies the future limits of public services, and associated urban development, within the Township at least until 2010. The Township is divided into two service districts, as illustrated on Map 5-1 . Each service district prescribes a particular intended level of public services available to land uses within the district. The Pt.blic Services Strategy consists of two policy levels. One set of policies identifies, by geographic areas, the relative level of planned new or expanded services. To this end, the Pt.blic Services Strategy is based upon both the current and future planned land use pattern in the Township. The expansion or introduction of public services is given greatest priority in those areas of the Township where the existing or intended future land uses are to be of such intensities or densities that the availability of adequate pti>lic services is more crucial. Two levels of pt.i>lic services are established: 1) a Partial Services District; and 2) Rural Services District. The Township will Rural Services District The Rural Services District includes those areas of the Township generally characterized by the lowest existing development densities, the greatest lack of existing public infrastructure, the most limited public service levels, and a planned very low development density pattern. Lands within this district do not require extensive public services and are intended to remain as such. The Rural Services District covers the vast ma- 5-1 TYRONE TOWNSHIP COMPREHENSIVE PLAN �24 23 g !l ;J ',.....--. I 33 35 • ~36 r-, • ( H0I.. ~,"".... ""· J Map 5-1 PUBLIC SERVICE DISTRICTS 1::::::1 First Phase li.iliill Partial Services District Partial Services District Rural Services District Plonnlno &. Zoning Center. tnc, I !Wza ~ Second Phase Partlal Services District □ Rural Services District Mostly paved roads. some public: sewer. and possibly public water are generally available or may become more so ~ 20 I 0. A few paved county roads. mostly unpaved roads. no public sewer or water. and limited police or fire seivk:es are available or plamed ~ 20 IO. These conditions are expected to conth.Je at least untll 2010. JufHI, 1993 302 south Wnv•"'I llood 5-2 TYRONE TOWNSHIP COMPREHENSIVE PLAN SCAJ.E 1:55,096 1 heh • 4590 feet l.orwlng . Michigan �jority of the Township. Present and future residents in the Rural Services District can have some confidence that the rural attributes of their immediate surroundings will not be disrupted by urban type land uses and development densities, and their attendant infrastructure needs, •at least during the planning time frame of this Plan. this Plan, despite its low density, will result in higher traffic levels and will eventually increase the impact on these roads, ultimately requiring some improvement -or risk congestion, vehicular and pedestrian hazards, longer travel time, higher auto "wear and tear,• and a general decrease in the quality of road service. Conversely, it must be recognized that an improved roadway network may well attract new or expanded intensive land uses which, in turn, place additional demand on the infrastructure network. Such change must be managed so that the rate of land use change does not overtax the ability of the Township and County to make the necessary improvements. The Road and Streets component of the Public SeNices Strategy seeks to assure that land development does not occur in a manner which will sacrifice the public health, safety, and welfare due to inadequate roadway infrastructure nor prematurely encourage changes in land uses. Partial Services District The Partial Services District includes those areas of the Township which, in comparison to those areas in the Rural Services District, are generally characterized by significantly higher development densities, increased existing public infrastructure, higher public service levels, and the planned potential for a higher development density pattern. The existing and future land use pattern within this District necessitates the need for a higher level of public services due to the higher traffic volumes, proximity of dwellings to one another, and the disproportionate increase in public service demands created by a concentrated population. The services currently provided to, or intended to be provided to, lands in the Partial Services District are capable of accommodating a small degree of urban growth but are not considered to be capable of accommodating extensive commercial or industrial land uses, or high density residential development (four dwelling units per acre) on a broad scale basis. The Partial Services District covers the Runyan Lake area, White Lake Road, and lands northward. Analysis The present roadway network pattern of Tyrone Township is similar to most townships, with a fairly extensive mile grid pattern and full length north-south and east-west roads across the Township. While the number of roadway miles is considerable, nearly 70 % of the roadway miles are unpaved. Even with this extensive gravel network, which greatly reduces traffic flow capacity, the Township's roadway infrastructure fulfills its function fairly well. This is due, in large part, to four conditions: 1) the very low development density throughout the vast majority of the Township; 2) the presence of paved roads in many of those areas of the Township where development densities are considerably higher; 3) the presence of U.S.-23 and its two interchanges in the Township, and 4) Old U.S.-23 and Fenton Road, two paved county primary roads, both of which accommodate the vast majority of the local north-south traffic flow in the Township. This last condition is of particular significance as east-west traffic flow is comparatively marginal due to adjacent conditions in Deerfield and Rose Townships and regional conditions beyond. This Plan recognizes that an Urban Services District may ultimately be established in the Township. Such a District would be planned to contain all the necessary public capital facilities to allow opportunities for extensive urban development. It would likely first be established in areas adjacent to Fenton when both the density of development and available public services warranted its creation. INDIVIDUAL PUBLIC SERVICE COMPONENTS Roads And Streets The number of daily car trips a gravel roadway can accommodate before users perceive evidence of regular and persistent traffic flow and safety problems, as identified by the Livingston County Road Commission and Livingston County Planning Department, is about 75 daily trips on unpaved roads where the roadway base and drainage are inadequate and 450 daily trips on unpaved roads where the roadway base and drainage is adequate. Overview As new residential, commercial, and industrial land uses are introduced into the Township, the need for a roadway network able to accommodate the increased traffic demand increases. This is particularly true in Tyrone Township where a rural road network predominates and is not currently capable of adequately accommodating significant increases in traffic flow. The additional rural residential development anticipated in 5-3 TYRONE TOWNSHIP COMPREHENSIVE PLAN �...... As the average household produces 10 vehicle trips daily, and most of the unpaved roads in the Township have an inadequate base, a stretch of gravel road in the Township with more than 7 dwelling units is apt to be characterized by regular and persistent maintenance problems. Even though recent traffic counts have not been recorded for most of the Township's gravel roads, residential lot split patterns suggest the high likelihood of traffic counts exceeding ROAD TYPE u N p Inadequate base, surface and drainage 75 trips per day on many of the Township gravel roads. When vehicle trips produced by persons not residing on the roadway corridor are taken into account, the implications are clear; much of the Township's existing roadway infrastructure is inadequate. Further development abutting or accessing these roads, even at low development densities, threatens the public health, safety, convenience and efficiency of all travelers along these roads. Table 5-1 PERCEIVED ROAD CONDITION BY NUMBER OF DAILY CAR TRIPS BEGIN TO SEE GOOD CONDIFLOW AND TION MOST OF MAINTENANCE YEAR PROBLEMS less than 25 25-75 REGULAR AND PERSISTENT PROBLEMS greater than 75 A V E D Adequate base, surface and drainage less than 150 150-450 greater than 450 p Sealcoat surface, adeauate base and drainaqe Plant mix surface, adequate base and drainage less than 250 250-1,000 greater than 1,000 less than 2,500 2,500-5,000 greater than 5,000* A V E D Source: Livingston County Planning Department, Livingston County Road Commission • This volume can be higher where the should6r is wide and solid, and the right-of-way is kept clear of vegetation. CURRENT LEVELS OF SERVICE: For the successful implementation of the following Roads and Streets policies, it is necessary (to the greatest extent possible) to establish the current level of service associated with each roadway segment. This will facilitate identification of current roadway improvement needs and identify those improvements which are fundamental to the advancement of the land use policies and public service strategy of this Plan. This will also enable the Township to pursue effective long range planning to assure the necessary improvements are appropriately programmed into the Township's future capital improvements programs. LOS B: traffic levels are between 25% and 50% of the level at which regular and persistent problems are perceived. LOS C: traffic levels are between 50% and 75% of the level at which regular and persistent problems are perceived. LOS D: traffic levels are between 75% and 125% of the level at which regular and persistent problems are perceived. LOS E: traffic levels are between 125% and 200% of the level at which regular and persistent problems are perceived. LOS F: traffic levels exceed 200% of the level at which regular and persistent problems are perceived. Level of service standards corresponding to perceived need for regular and persistent maintenance as presented in Table 5-1 are presented below: LOS A: traffic levels are less than 25% of the level at which regular and persistent problems are perceived. Map 5-2 identifies the existing levels of service along many of the County roadway network segments in the Township. The existing levels of service were established according to: 1) the roadway type (surface and base) ; 2) published traffic counts prepared by the Livingston County Road Commission (see Table D-2 5-4 TYRONE TOWNSHIP COMPREHENSIVE PLAN �in Appendix); 3) estimated traffic counts (where Road Commission studies had not been prepared) based upon a standard of 1O trips per day per dwelling unit along each particular road segment and the anticipated distribution of .these trips from their point of origin to the Township's boundary or to a road segment which had a traffic count established by the LCRC; and 4) the volume of traffic each road segment is capable of accommodating before regular and persistent maintenance of the road is perceived to be needed as illustrated in Table 5-1. ' 3) Approximately 47% of the respondents supported the paving of approximately 8 miles of roadway in order to put the majority of residents within one mile of a paved road (approximately 20% were undecided). 4) Approximately 56% percent of the respondents disagreed with the paving of all Township gravel roads (approximately 12% were undecided). 5) Though not reflected in a strong majority feeling, the predominant responses did not support th~ use of a special tax assessment or millage to improve road conditions. These estimated traffic counts should be considered to be conservative as traffic entering into the Township on roads was not accounted for. Due to the nearty lack of recorded traffic counts along the ~~ _County ~ in the Township, and the resulting 1nab1lity to estimate the distribution of trips generated along some of these road segments, a number of road segments have not been provided a level of service rating. The survey results would appear to suggest that though the respondents generally recognize the often times poor conditions of the roadway network, there is little consensus for an aggressive road paving program. It should be noted however, that the high number of respondents from the northeast quadrant of the Township, where paved roads predominate and where a conscious decision was made by these households to move to that area of the Township, may not reflect the attitudes which exist throughout the vast majority of the more rural Township area. At least 30% of the County road mileage in the Township is either approaching the levels of traffic at which regular and persistent maintenance problems are perceived, or have already crossed into a higher maintenance threshold. This percentage should be considered low, as a number of the road segments have not been given a level of service rating. The excess demand is nearty wholly attributable to gravel road segments. FUTURE IMPLICATIONS: As the Township continues to grow and develop according to the land use policies contained in this Plan, traffic volumes will increase and further threaten the current levels of service along all of the roads. Based upon a buildout of the Township at an average of one dwelling unit per 1 1/2 to 5 acres, which approximates the majority of the proposed development density for the Township, an increase of approximately 3,000 to 10,000 dwelling units would be witnessed. This increase in dwelling units over the current number of 2,352 dwelling units would result in approximately 30,000-100,000 or more additional trips per day in the Township. Even the low end of this range in average daily car trips in the Township would most likely result in the lowest level of service rating for every road corridor in the Township except U.S.-23. These estimates do not consider additional trips originating outside of the Township. TYRONE TOWNSHIP ROAD SURVEY: Tyrone Township administered a mail survey in 1988 to better identify the attitudes of residents regarding the adequao/ of the Township's roadway network. Of the approximately 590 surveys which were returned , the northeast quadrant of the Township comprised the greatest proportion of respondents (nearty 41%) while the northwest quadrant comprised the smallest proportion of respondents (nearty 15%). Some of the particularly relevant findings as they relate to the Township's comprehensive planning efforts include the following: Capital improvement programming on the part of th~. Township and Coun~ Road Commission can help mitigate some of these impacts and prevent serious threats to public health and safety. Road improvements should respond to areas of greatest need based upon the criteria established in the first policy (following section). 1) Nearty 40% of the respondents felt the Township's roadway conditions were "poor", while another 40% felt they were "fair". 2) :ine r~ndents were fairty evenly split regarding their support of the Township's program of paving about 1/2 mile per year. 5-5 TYRONE TOWNSHIP COMPREHENSIVE PLAN -----·--~-- - - - - - - -- - - = �--- r MOO...N - - - - - -- -- •ct. q <> IP 17 r= 20 F- 18 F,. A r;::::, .. I= 0 - 21 0 B __, b e, 0 I b OCAN ND, a O· IS ~ 24 22 1::,,-""'------i---.r.:.=:"":...~-=·;_,...---1...,. I= r: t 2!I ~ /1 B F· . _,___ r----- B 33 31 _r- F Map 5-2 Current traffic levels are _ A F ROADS BY CURRENT LEVEL OF SERVICE of the level at which regl.Jar and persislent moinlenance problems are perceived.' LOS A: Less than 25% LOS D: Between 75% and 125% LOS B: Between 25% and 50% LOSE: LOS C: Between 50% and 75% LOS F: Between 125% and 200% In excess of 200% Data source: Pkrlnklc, & Zonlnc, Center. ·Inc. P1onnlng & Zoning Center, Inc, ·· - November, 1992 302 south \Nov,.,;..; Qood 5-6 TYRONE TOWNSHIP COMPREHENSIVE PLAN -- N ~ SCA1E - 1:55,096 1 nc:h •·4.590 feet Lon.Ing, Michigan �PROPOSED IMPROVEMENTS: Following is a listing of highest priority road improvements, accompanied by a brief description of the basis for the improvement. Map 5-3 illustrates the location of the proposed improvements, LOS C: traffic levels are between 50% and 75% of the level at which regular and persistent problems are perceived. LOS 0 : traffic levels are between 75% and 125% of the level at which regular and persistent problems are perceived. LOS £: traffic levels are between 125% and 200% of the level at which regular and persistent problems are perceived. LOS F: traffic levels exceed 200% of the level at which regular and persistent problems are perceived. 1) Runyan Lake Road, from White Lake Road to the City of Fenton 2) Tipsico Lake Road 3) Carmer Road 3) The maximum recommended levels of traffic for each roadway segment will be based upon the level of traffic which a roadway segment can accommodate before regular and persistent maintenance problems are perceived, as noted in Table 5-1 . The Township will coordinate with the Livingston County Road Commission on periodic updates to the level of service applicable to each roadway segment. 4) Vista Drive 5) Linden Road 6) Faussett Road Policies The following policies are intended to guide Tyrone Township officials on future decisions regarding improvements to the Township's vehicular circulation network and in response to new traffic demands associated with proposed land uses: 4) Proposed land uses and site development projects larger than a single family home on an individual lot will be analyzed in regard to traffic impacts and roadway improvements. 1) Tyrone Township will strive to improve the Township roadway network, as financial resources become available, based upon the following guidelines: a. 5) No new land uses (other than single family homes on individual lots) or site development shall be permitted which will reduce the level of service on adjacent roadways below the current level, as identified on Map 5-2 until the roadway has been improved. Roadway level of service. b. Functional classification of roads. The functional importance of the various roads in the Township, from highest to lowest, is as follows: 1) state trunklines; 2) county primaries; 3) county locals; and 4) minor roads (subdivision roads). 6) The Township should achieve a balanced transportation/land use system which includes an adequate number of roads and streets of appropriate capacity to accommodate land use traffic patterns. c. The degree to which the improvement is needed to protect public health and satety or preserve or achieve full use of existing facilities. 7) The Township will develop standards to regulate new development along roadway corridors to minimize negative impacts of such development including but not limited to poorly sited and/or designed access, and too many points of access. d. The degree to which a project represents a logical extension of existing roadways within an area of the Township according to its intended use and services level. 8) Subdivisions platted according to PA 288 of 1967 are encouraged because the new roads must be built to County Road Commission standards. 2) Each roadway segment within the Township will be classified according to the following level of service (LOS) standards (See Map 5-2). ... 9) Development of private roads, whether lot by lot or via the Condominium Act, PA 59 of 1978, must be built to County Road Commission standards unless otherwise provided by the Zoning Ordinance. LOS A: traffic levels are Jess than 25% of the level at which regular and persistent problems are perceived. LOS 8: traffic levels are between 25% and 50% of the level at which regular and persistent problems are perceived. 5-7 TYRONE TOWNSHIP COMPREHENSIVE PLAN - - �l- ······················· ···············-r-:--"\ .: ! . QI Tuct,-...::,t "0. o" 8 0 ~ <c> HOGAN RO. q . 0 18 16 17 0 15 14 \ p con-t:A AD . ~ ..... 21 200 0 . I b OE:AN RO. D a ~ 22 ; 24 23 ;:i i5 ~ l!I l!I ~ OHN AD. ·o 29 26 ~ 25 p /ft ,; 0 g ,.., ~ 1!l 33 31 35 J 36 HO... Tl"'CffTH RO M_ a p 5-3 .. , ••• • ••· · • · PROPOSED HIGHEST PRIORITY ROAD IMPROVEMENTS N i Proposed Highest Priority Road Improvements I A SCALE June 1993 1:55,096 1 heh • 4590 feet ~,,..... 1------------------------------------'-------I ~ Plonning & ZoninQ Canrer. Inc. 302 South \Nove"" Dooa 5-8 TYRONE TOWNSHIP COMPREHENSIVE PLAN . ~ �Township have been documented as having high nitrate levels in area wells and a major nitrate problem has been documented in the Marl Lake area of the Township. 10) All future structures along all County primary and county local roads, and along all fr88way interchange ramps, shall be setback at least 100 feet ,from the road or ramp right-ofway, or if the road right-of-way is not known, 130 f99t from the center line of the road. These and related threats to the public welfare will only increase as the Township grows and develops unless specific measures are taken. These measures must address the assurance of adequate on-site sewage disposal practices including in some cases, the provision of public sewer and wa er. Tyrone Township is not currently serviced by public sewer or water except for a public sewer system around Runyan Lake and Lake Tyrone. Up to this point in time, the need for such public services has been limited, but the need is clearly increasing. Sewer and Water Overview As is often typical among rural communities, the vast majority ot Tyrone Township residents rely upon septic systems and private wells for sewage disposal and potable water. However, improperly operating septic systems can contaminate potable groundwater resources, inland lakes and streams, and pose public health threats to those using the contaminated resources. It is not the intent of the Public Services Strategy to suggest expanded public sewer and/or water is a necessity within the Township within the 20 year planning period of this Plan. It is the intent of this Plan, however, to establish: 1) the planning principles upon which the expansion or introduction of new systems should be based; 2) conditions delineating to what extent future land uses should be required to have access to a public sewer and/or water system; and 3) minimum design standards of future public sewer and water systems. As land development densities increase, so does the need for public sewer and water. Industrial, commercial, and higher density residential land uses generally have greater sewage disposal and water (potable and otherwise) needs than can often be met by traditional on-site facilities. Failure to provide adequate sewer and water facilities to these land uses can lead to severe health and environmental consequences while the premature provision of these services can lead to unmanaged growth and land development. OPTIONS FOR FUTURE PUBLIC SEWER AND WATER SERVICES: Future public sewer and water opportunities which may be consjdered include: 1) newly constructed systems administered by Tyrone Township; 2) the expansion of the Runyan Lake public sewer system; 3) purchase of available sewer capacity from the Township of Fenton or City of Fenton; 4) establishment of a Tyrone Township sewer franchise, for purchase by the Township of Fenton or City of Fenton; or 5) community sewer systems established as public systems within a sewer service drainage district and operated and maintained by the Livingston County Drain Commission (especially if around an inland lake). The City of Fenton, Township of Fenton, and the City of Linden are the three local municipalities which, along with Genessee County, form the Genessee County Sewer District System #3, established under P.A. 342. As of July, 1992, the unused sewer capacity in the Fenton Township and Fenton City systems was 1,500 and 1,200 units respectively. Each unit is approximately equivalent to a residential unit. The Sewer and Water component of the Public Services Strategy provides policies and standards to guide the use and applicability of on-site sewage disposal, potable water sources, and the provision of public sewer and water facilities to selected areas and land uses of the Township in conformance with the Future Land Use Strategy and in the interest of the community's health, safety, and public welfare. Analysis Less than 3% of the Township's surflcial soils present only slight limitations to septic systems, and these areas are both scattered and fragmented. Approximately half of the remaining areas in the Township are characterized by soils which present moderate/severe to severe limitations to septic systems. These conditions highlight the critical relationship between land use, development densities, and on-site sewage disposal and potable water. Because of the considerable Township-wide limitations toward septic systems and yet the Township-wide use of this type of sewage disposal process and private wells for potable water, the public health, safety, and welfare is always at risk. Already more than 13 sites throughout the Each of these options, and the relative feasibility of each, presents its own set of advantages and disadvantages. While it is not the intent of the Public Services Strategy to encourage either one of these options over the others, it is important to recognize 5-9 TYRONE TOWNSHIP COMPREHENSIVE PLAN �less the Township finds such an extension is consistent with the Comprehensive Plan (see Map 5-1). that these potential opportunities exist and they should serve as a basis, in part, for the policies of the Public Services Strategy. 4) Sewer and/or water service areas, and associated infrastructure, shall be established in a phased manner so as not to open up too great a land area to new and higher density development at one time. COMMUNITY SEWER SYSTEMS: Community sewer systems provide an alternative to the traditional large public sewer systems operated by municipalities. Community sewer systems are sewage disposal systems which are typically privately constructed, serve two or more dwelling units, and are constructed to provide sewage disposal to all dwelling units in the development project. These systems can vary in tech·notogy, ranging from a community septic field to a packaged treatment facility. Such systems can also be used to service nonresidential uses, as is exemplified by the community sewer system at the Kelsey Hayes plant. 5) All land uses and land development projects within the Partial Services District must be serviced by public sewer and water infrastructure if the infrastructure abuts the property in question 6) Any future decision by the Township to provide public sewer and water services beyond those which cu"ently exist in the Township shall be based upon an in-depth analysis of all available options, including services provided through cooperative agreements with neighboring municipalities. Tyrone Township strongly discourages the use of community sewer systems. Such systems provide for the highest development densities permitted by the Zoning Ordinance on a Township-wide basis and this development pattern is not consistent with the Future Land Use Strategy, the desired future character of the Township, and the growth management initiatives of the Township. 7) The provision of public sewer and water shall be based upon conformance with level of service standards where adopted by those municipalities individually or jointly providing the service to Tyrone Township. The single exception where community sewer systems may be considered a reasonable alternative for sewage disposal is when such systems are within the Partial Services District and where ultimate responsibility for the operation and maintenance of the systems fall under the jurisdiction of a public agency. 8) Community or package sewer systems will be permitted by the Township provided the treatment capabilities of the package system provides a tertiary level of treatment, the system is built to, operates, and is maintained according to all local, county, state, and federal standards, and the project site is located within the Partial Services District. Policies Tyrone Township will be guided by the following policies in striving to assure adequate sewage disposal and potable water in the Township: 1) All on-site sewage disposal and potable water facilities shall be constructed and maintained in accordance with the requirements and standards of the Livingston County Public Health Department and Michigan Public Health Department as well as those of other applicable local, county, state or federal agencies. 2) No land uses or land development projects will be permitted if any applicable regulations regarding on-site sewage disposal and potable water facilities can not be met and public sewer and water services are not available. 3) Any public sewer and water services shall be provided in the Partial Services District, and shall not be extended beyond that District un- 9) The Township will develop a wellhead protection zone around any future municipal wells and establish zoning regulations to prevent leaks and spills, or discharges of hazardous substances that might contaminate groundwater. Stormwater Management Overview As the land surface is covered by buildings, parking lots and other impermeable surfaces, the quantity of stormwater runoff increases. The soils and vegetated landscape which previously absorbed and slowed much of the water associated with storms are gone. Unless specific preventive measures are taken, these conditions encourage increases in runoff flow, soil erosion, sedimentation and pollution of area water resources, and flood potential. Though these conditions originate from site-specific circumstances, their 5-10 TYRONE TOWNSHIP COMPREHENSIVE PLAN �impact can extend to the entire community and communities beyond if within the same watershed. Inadequate management of storrnwater produced due to land development and urbanization threatens the public health, safety, and welfare through life threatening flood conditions, contamination of groundwater resources, deterioration of water-based recreation facilities, and damage and loss of property values. In contrast, storrnwater management aims to minimize flood conditions, and ensure the quality of runoff which is collected and ultimately discharged into the watershed system (streams, rivers, wetlands, lakes, etc.) is adequate. 3) All new and existing land uses must comply with all county, state, and federal regulations regarding stormwater management and soil erosion, including those regulations of and administered by the Livingston County Drain Commissioner. 4) All proposed and existing land uses situated on sites which reflect slopes of 12% or greater shall take and maintain aggressive measures to prohibit the erosion of soils and sedimentation. Support Services and Buildings Overview Analysis Though storrnwater management should be a concern of all communities (and increasingly is because of federal and state regulations), the natural topography of Tyrone Township presents particular challenges in this regard. Though the rolling , and at times steep, topography of the Township minimizes the propensity for area-wide flooding, it also greatly facilitates soil erosion and sedimentation when soils are exposed. Unnecessary sedimentation threatens the wetlands and headwaters of the rivers, plus the lakes in the Township. The anticipated residential growth and development to occur in the Township in future years will increase the amount of impervious land cover and disturbance of sloped areas. This and the additional future commercial and industrial development has the potential to alter existing hydrological systems to the point where the public health, safety, and welfare may be at risk if concentrated in certain areas. This is particularly true in the northern sections of the Township where a more intensive land use pattern is provided for (Partial Services District). Policies The following policies will guide the Township in adequately controlling the quality and quantity of stormwater runoff associated with the introduction of new land uses. 1) Proposed land uses will not be permitted if and where the level of service cu"ently provided by existing stormwater management infrastructure and/or existing drainage patterns would be decreased, unless necessary improvements to such infrastructure or natural drainage are first made. 2 The cu"ent level of service may va,y from one site to another but will be generally defined as the rate, total volume, and quality of predevelopment stormwater runoff. Support services, as referred to within this Plan, includes all the public services a community may provide to its residents above and beyond sewer, water, roads and streets. In particular, these services include police and fire protection and general government services such as tax assessment, cemetery care, and governance services. The reference to these services as support services is not intended to suggest that they are of secondary importance but simply that they are of a different type than sewer, water, and roadway services. As community growth and land development increases, so does the demand for these services. For example, police and fire protection must be extended to more individuals, families, and properties. Similarly, as the demand for these services increase, so does the need for support services administration and the need for property and buildings from which these services are administered. The Support Services and Buildings component of the Public Services Strategy is intended to assure that fire and police protection services, and associated land and buildings, are available to provide for both the existing and future welfare of residents and property within Tyrone Township. Analysis Tyrone Township currently relies on the Livingston County Sheriff's Department in Howell and the State Police in Brighton for police protection. Fire protection is provided to the majority of the Township by the Fenton Fire Department while the Hartland Township Fire Department services Sections 31 through 34 in the Township. (see Map D-5) Specific standards upon which to evaluate the level of police protection in Tyrone Township do not exist due to the high number of variables that impact police protection needs. The limited commercial, in- 5-11 TYRONE TOWNSHIP COMPREHENSIVE PLAN �.... County Sheriffs Department, and State Police and if necessary, explore the development of a service agreement with one or more area police protection agencies for a higher level of service. dustrial, and high density residential development in the Township greatly reduces the need for a level of police protection typically associated with a geographically smaller and more urbanized community of similar population size. As a whole, Township residents are generally satisfied with the current level of police protection services. These services are limited to a single patrol car cruising the Township for four hours per weekday. 24-hour protection and weekend protection is not contracted for, and the State Police must be contacted should the need arise. 4) The Township will continue to monitor other emergency services needs, such as ambulance assistance, and explore the development of a service agreement with one or more area police protection agencies for a higher level of service. 5) The Township will continue to meet the basic governance needs of its citizens in existing facilities, until a demonstrated need for more service and adequate financial resources are available to meet that need. Expansions and/or the construction of new facilities will be on the site of existing Township owned lands, except possibly for new recreational facilities which may require purchase of new lands. Though a significant portion of the Township does not fall within the American Insurance Association's recommended four mile optimum service radius for buildings having an average separation of 100 feet or more, the vast portion of the Township does fall within the National Board of Fire Underwriters' recommended 10-minute response time for "closely built" and "scattered residential" areas. However, the lack of public water infrastructure in the Township is a significant obstacle to comprehensive fire protection. As the Township relies on other agencies for fire and police protection, the Township itself does not maintain any land or capital facilities for these purposes. However, though the Township's current agreements for police and fire protection services do not suggest the need for the purchase of land by the Township during the next 20 years, the need for increased service levels may well rise. Future growth in the Township may jeopardize current levels of service as emergency conditions will arise more frequently, placing additional demand on the agencies providing these services. Policies The following policies will guide the Township in its pursuit of maintaining, and as necessary, improving the level of service for general government, police, fire and emergency services: 1) The Township will maintain agreements with adjoining municipalities tor fire service equal to the quality of service in place at adoption of this Plan with the aim to improve it to a fire rating of seven or eight. 2) The Township will require the provision of fire protection infrastructure (wells, water Jines, etc.) for all new development of a net density of 2 dwelling units per acre or more where more than 1O lots or dwelling units are provided for. 3) The Township will continue to monitor police protection needs and service provided by the 6) The Township will explore the feasibility and practicality of public and/or private development of dry hydrant systems in connection with development around the Township 's lakes and, where shown to be feasible and practical, establish standards and requirements for the construction of such systems. Recreation Strategy Overview Tyrone Township recognizes that the health of its residents is, in part, impacted by the quality of opportunities available for spending leisure time. The Township further recognizes that a critical consideration in this regard is the type of recreational faciiities nearby and available to the residents of the Township. Demands for recreational opportunities increase with population growth and available land resources for recreation decrease as residential and other land uses consume greater amounts of what was previously open space and potential outdoor recreation land. Recreational lands must be purposefully pursued and planned for, as with any other principal land use, if these uses are to be appropriately located within the community and provide the services in demand. The Recreation component of the Public Services Strategy is a plan for identifying and addressing the recreation needs of the Township. This strategy becomes the tool for identifying future recreation lands and the recreation services associated with these lands. However, it is recognized a more detailed analysis and plan is necessary to qualify for state or 5-12 TYRONE TOWNSHIP COMPREHENSIVE PLAN �federal assistance with future recreational facility development. recreational needs and actions should be initiated to find out, and, if so, to correct the situation. Analysis Policies Tyrone Township is extremely limited in the area of programmed recreational resources within its municipal limits. There are no public recreation lands administered by the Township nor are there any county, state, or federal facilities within the Township. The most fundamental of public recreational facilities, school playgrounds, are nonexistent due to the absence of school facilities in the Township. The limited recreational facilities that do exist within the Township are not of a public nature and consist of the Tyrone Hills golf course at Center Road and U.S.-23 and the Kan-d-har Ski Club on Foley Road. The following policies will guide the Township in its pursuit of an improved recreational environment: While the extent of recreational facilities in the Township is minimal, the degree to which the lack of these facilities reflects a condition of inadequacy is unclear at this time. The reason for this lack of clarity is that adequacy is, in part, determined by the attitudes of the Township residents in regard to their particular recreation needs and likes. Up to this time, a survey of resident attitudes on the amount of recreation opportunities in the Township has not been pursued. However, a definite state of inadequacy is apparent according to recreation standards adopted by the Michigan Department of Natural Resources (Table 52). These standards identify the minimum number of suggested recreation facilities, by facility type, based upon a community's population. These standards are presented as guidelines and not as absolute •hard and fast rules.• Standards applicable to a community the size of Tyrone Township suggest inadequacies relative to facilities for ball fields, court games, picnic areas, playgrounds, hiking trails, snowmobile trails, and more. Most evident is the total lack of park land in the Township, irrespective how it may be programmed. MONA standards suggest approximately BO acres of park land for a community the size of Tyrone Township, or 1o acres for every 1,000 people. 1) The Township will determine, approximately eve,y five years, the extent to which area residents are unsatisfied with recreation opportunities in the Township through the use of surveys, public meetings, and/or interviews with residents. 2) Should sufficient public sentiment warrant, the Township will pursue the development of a MDNR-approved five year action plan which will provide a specific action plan aimed at providing needed Township facilities and enable the Township to compete for state and federal recreation development monies. 3) The Township will strive to provide recreation facilities in a manner which recognizes the recreation standards of the MDNR and the particular recreation needs expressed by its residents. 4) The Township will adopt incentives to encourage the provision of open space and recreation areas within future development projects. 5) The Township will encourage ease of access to future recreation facilities though the pursuit of a linked open space system, siting recreation lands with recognition of existing and future prima,y population centers, and facilitating movement to and within future recreation facilities for motorists, bicyclists, pedestrians, and the physically disabled. 6) The Township will improve and coordinate efforts with all levels of government, with the quasi-public sector, and the private sector to provide expanded and coordinated recreational opportunities. While these standards suggest inadequacies ranging from slight to severe, the public's perception of inadequacy is not clear. The rural character of the Township may provide for recreational needs at individual homes or through nearby recreational programs and facilities in other communities. However, not all Township residents live on, or have access to, large land parcels, woodlots, and similar potential outdoor recreational opportunities. On the whole, the Township may not be meeting a significant degree of its citizens 5-13 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Table 5-2 MICHIGAN RECREATION OPPORTUNITY STANDARDS Type of Opportunity Local Park Land (acres) Archerv Ranaes lb) Ballfields lc) Outdoor Basketball Courts (c) Bicvcle Trails (miles) Golf Courses lb) Indoor Ice Rinks Outdoor Ice Rinks-Art. Picnic Areas (tables) Plavorounds Cc) Rifle Ranaes lb) Shotaun Ranaes lb) Sleddina Hills lc) Soccer Fields (c) Outdoor Swimmina Pools Outdoor Tennis Courts lc) Boat Launches (oarkina) Camoarounds (camosites) (d) Cross-Countrv Ski Trails (miles) Fishina Access (feet) Fishina Piers Hikina Trails (miles) Horseback Ridina Trails (miles) Nature Areas (areas) Nature Trails (miles) ORV Areas (acres) ORV Trails (miles) Land Open to Snowmobilina (acres) Snowmobile Trails (miles) Swimmin!l Beaches (a) (b) (c) (d) Plan Standards (a) 10/1 000 1/50 000 1/3,000 1/5,000 1/40 000 1/25 000 1/50 000 1/20 000 1/200 1/3,000 1/50 000 1/50 000 1/40,000 1/20,000 1/40 000 1/4 000 1/400 1/150 1/5 000 1 000/1 000 1/100,000 1/5 000 1/20,000 1/50,000 1/20 000 1/7 500 1/10 000 10/1,000 1/3,000 1/25 000 Units/population. Includes private clubs and commercial establishments. Does not include facilities on school grounds. Includes commercial facilities. Source: Michigan Department Of Natural Resources, 1986, Building Michigan Recreation Future, Appendix 8, pages 100-101 5-14 TYRONE TOWNSHIP COMPREHENSIVE PLAN �INTERGOVERNMENTAL COORDINATION Overview Contrary to decades past when access between communities was several days travel by stagecoach and the activities of one community had little impact upon the quality of life of other communities, we now live in an environment of microcomputers, ·vehicular and mass transit, telecommunications, and urban sprawl. We often live in one community, work in a second, shop in a third, and our children attend school in still a fourth. Roadway corridors, employment centers, and retail trade centers link the activities of one community to the next and beyond. Similar1y, the growth and development patterns of an individual community can easily and directly impad growth and development in adjoining and nearby communities. As a result of this regionalism, a community does not exist unto itself but is intrinsically linked with the activities of communities beyond. This dictates the need for communities to cooperate and coordinate community planning and public service endeavors if maximum benefits are to be realized. The Intergovernmental Coordination component of the Public Services strategy establishes the framework within which Tyrone Township will realize the benefits of coordination with area municipalities and agencies. 1) Tyrone Township will develop a program whereby all adjacent communities and the County are provided the opportunity to comment on amendments to the Township's Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, capital improvements plan, and related ordinances and programs of the Township which may have impacts on services or land use decisions of adjoining jurisdictions. 2) Tyrone Township will provide the opportunity for comment by adjoining jurisdictions on any development project wfthin 1000 feet of the edge of the Township and will formally request area municipalities to permit Township comment on any development project within 1000 feet of their borders. 3) Tyrone Township will pursue the development of an intergovernmental coordination committee, composed of area municipalities and county agencies, aimed at addressing comprehensive planning issues including the impacts of land development and coordinating planning and zoning programs. 4) Tyrone Township will pursue the coordination of public services to serve the Township and surrounding areas in the most practical and economically feasible fashion and in accord with the policies previously set forth. Analysis Tyrone Township exists within a web of regional forces which must be recognized and addressed through coordinated planning with area municipalities and agencies. Tyrone Township is a classic bedroom community; it is centrally situated within the Detroit, Flint, Lansing, and Ann Arbor metropolitan areas, is afforded excellent access to and from these major urban centers, and relies on these and other urban centers for employment and retail services. The Township's regional link is bolstered by its position in front of the path of expanding urban sprawl from the greater Detroit region. Still, the Township's immediate proximity to the City of Fenton, and the numerous day-to-day activities of the Township which are impacted by nontownship offices, including the Livingston County Road Commission, Drain Commission, and Public Health Department, further exemplifies the critical need for intergovernmental coordination. Policies The following policies will guide the Township in more effectively carrying out its municipal activities and responsibilities within the regional context that ft operates from: 5-15 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Appendix A LOCATION AND GEOGRAPHY Tyrone Township is situated in the northeast comer of Livingston County, which is located between Oakland and Ingham Counties on the fringe of southeast Michigan and the Greater Detroit Area. (see Figure A-1). Tyrone Township is surrounded by the townships of Deerfield to the west; Hartland to the south; Rose Township (Gakland County) to the east, and the City of Fenton and Fenton Township (Genesee County) to the north (see Figure A-2). The US-23 expressway, running north and south through the Township, serves as a major regional connector to employment centers in Detroit, Ann Arbor, Flint, and Lansing (see Figure A-1). Figure A-2 ~eou,ty c.c:MWAY COHOCTAH DEERRB.D HOWELL ocrotA ii Fowlervtlle I ! HANDY i Tyrone Township's location relative to transportation routes and employment centers has made it a popular place to live. An attractive natural setting of woodlots interspersed with the rolling terrain of past glacial activity and inland lakes add to the area's appeal. Some of the larger lakes are Lake Shannon, Runyan Lake, and Lake Tyrone (see Figure A-3). Large wetland areas are concentrated near Hoisington and Steams Lakes in the northwest part of the Township. j I ~D, B Howell MARION K)OCO i BRIGHTON GENOA enc;.ton PUTNAM r HAMBURG GREEN OAK ~Cotnty Figure A-1 Figura A-3 ,. :JD 21 a :Ill A-1 TYRONE TOWNSHIP COMPREHENSIVE PLAN ~ • i i as a M a • • ~ �Appendix B HISTORIC PERSPECTIVE lack of pride in the residents for their community it is quite likely that, when pressed to identity where they reside these same residents would most likely respond "just south of Fenton• or perhaps "north of Brighton.•... The lack of a community center is a common attribute of communities which are primarily residential in character... • HISTORIC PERSPECTIVE The Township's 1985 Master Plan provides insight into the history of Tyrone's development. Portions of this text which are taken directly from the plan are italicized. For a more detailed outline of the Township's history, refer to Tyrone Revisited: 18341976 A Blcentennlal Salute. Though no community center is discernible, development over the past forty years has generally been focused in the northern third of the Township. This is particularly true with regard to higher density development. While the majority of the Township still reflects much of the landscape of past generations, northern Tyrone Township has made the jump from a strong rural environment to one of significant suburbanization. Tyrone Township was first settled in 1834 when three men made purchases of the new territory; George Dibble, George Cornell and William Dawson. The following spring 15 more purchasers acquired territory and thus the Township's settlement began. By the end of 1836, 131 more entries were made for purchases, which took most of the remaining available land. By 1838 the first school was in operation and the first church was erected in 1844. By 1852 the Township had formal postal services. Agricultural activities dominated the economy of Tyrone and the majority of business was conducted to serve agricultural operations. Hay and grain, sheep, dairy cattle and horse rearing, and orchards were all part of Tyrone's early agricultural activities. The Township has no federally designated historical sites, but the old Township Hall (10408 Center Road, built in 1887) is on the State register of historic places. According to the Blcantannlal Tribute there was an Indian burial mound in the north part of section 5 of the Township, but it was destroyed. Numerous centennial homes in the Township are also part of Tyrone's rich history. Colwell Cemetery (Section 4) Clough Cemetery (Section 8), Gardner Cemetery (Section 27) and Parshallville Cemetery in Hartland Township are the final resting places for many of Tyrone's early settlers. There is an historic church at Tyrone center (Section 16). Tyrone was settled initially as an agricultural community, as was most of Livingston County. Early industry was an outgrowth of the agricultural activity, such as the grist mill in Parshallville. Of specific interest is the manner in which the Township has changed as agriculture declined as the pn'mary activity. As an agricultural community development was, by necessity, widely dispersed. Throughout its history the Township has had few settlement areas, Hailers Comers and Parshallville are obvious examples while sites such as Hill Top Orchards and the area around the original Town Hall might also qualify. With the exception of Parshallville these areas are no longer identifiable settlements. Nor have any new settlement, or community areas replaced them. Development in Tyrone continues to be dispersed. This is perhaps the most significant historical pattern that can be observed in the development of Tyrone Township. Despite continued growth there is no discernible community center, no "downtown,· no focus of community identity. While there is no evident B-1 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Appendix C PHYSICAL PROFILE- NATURAL FEATURES (Denton Hill, Section 11 ). Glacial deposit thickness increases from west to east across the entire Township. There are no outcroppings of bedrock. The proximity of the bedrock to the surface of the ground does not impose limitations for normal excavating or construction. CLIMATE The effect of the Great Lakes on weather in Livingston County is not as noticeable as in other parts of Michigan. As a result, the County receives 5 to 1O percent more sunshine than the western part of the state. Precipitation averages 33.57 inches per year, and 59 percent of the annual total is received during the April-September period. Snowfall averages 42.6 inches per year. Cloudiness is most prevalent in the fall and early winter months, and is least during the late spring and summer. Average daily maximum temperatures range from 30 degrees in January to 82 degrees in July. Below in Table C-1 is temperature and precipitation infonnation for Livingston County. Table C-1 - Climatic Information Temoerature Preci :>itation Month Average Average Avereqa Average Daily Daily Maximum Minimum 1° Fl 16.6 16.0 23.6 34.8 45.6 56.0 60.1 59.1 51 .6 41 .7 30.0 20.0 Monthly Total Snow Depth* llncheal 1.96 2.12 2.58 3.44 3.76 3.40 2.75 3.34 2.99 2.72 2.42 1.0 /Inches\ 3.7 4.5 3.7 1.8 2.0 0 0 0 0 1.0 2.6 3.0 0 C Fl Januarv Fabruarv March .6.nrij Mav June Julv A11n11st c::-t October November December 30.3 31 .6 40.8 54.8 67.2 n.3 82.1 80.5 72.4 60.7 44.4 32.8 The surface geology of Tyrone Township resulted from glaciation 13,000 to 14,000 years ago. When glacial retreat was uniform, rocks were deposited in an even fashion across the landscape. Gently rolling till plains, which make up most of the Township, was the general landform produced by that process. Three more distinct landforms resulting from glaciers are moraines, outwash channels, and kettles. Moraines are hills which divide drainage basins, or watershed areas. In addition to defining drainage patterns, moraines are highly porous and provide natural intake points for water to percolate into the groundwater table. Examples of moraines in Tyrone Township are Denton Hill in Sections 1 and 2, and the · hill formation between Foley and White Lake Roads, historically referred to as the Bluffs. There is also an elongated moraine with a ridge line running southeast from Runyan Lake to Section 36. Outwash channels were once watercourses resulting from glacial meltwater. The valley along Ore Creek and Lake Shannon are examples of outwash channels. Another outwash plain is the valley running from the top of Denton Hill to Runyan Lake. • on davs with snow cover Following glacial retreat, large blocks of ice occasionally broke from the glacier and became embedded in the depositional debris. As those ice blocks melted, depressions called kettles were formed. Kettles which form small lakes are natural reservoirs for the containment of surface water. Because they are usually shallow water bodies, they are easily susceptible to water pollution caused by development adjacent to their shores. Tyrone Township has numerous small kettle lakes, including Sullivan Lake and Lake Tyrone. Other kettle lakes are located along Tipsico Lake Road in Section 1, in an area of Sections 21 , 22, and 27 between Mabley Hill Road and US-23, and Sections 14 and 15. Source: LMngston County Soil SufV9y, Soil Conservation Service GEOLOGY Tyrone Township is located on the boundaries of two major bedrock fonnations; Marshall Sandstone and Coldwater Shale. These are the first bedrock fonnations to be encountered beneath glacial deposits. Approximately half of the Township (northern) is underlain by the Marshall formation, while the remainder (southern) is underlain by the Coldwater fonnation. The thickness of glacial deposits overlaying the sandstone and shale bedrock ranges from as little as 50 feet in outwash plains (Lake Shannon, Hoisington Lake) to as much as 375 feet on moraines C-1 TYRONE TOWNSHIP COMPREHENSIVE PLAN �TOPOGRAPHY Table C-2 - Lakes 5 Acres or Larger The relative steepness of an area has an impact upon drainage patterns, private costs of development, and public costs. Substantial areas of Tyrone Township have slopes of 12 to 18 percent or more (see Map C-1). These slopes place limitations on development. Generally, slopes exceeding 7% present special construction problems and require special measures to prevent soil erosion and surface water sedimentation. Careless hillside development can also lead to increased costs for providing various public utilities and services. Roads, sewers, and water lines require special engineering and construction in such areas. Preservation of the existing character of steep sloped areas in Tyrone Township is especially important because of the erodibility of gravely soils in those areas, and because of impacts on nearby watercourses (especially Runyan and Shannon Lakes). Excavation and removal of vegetation from steep-sloped areas for development would significantly increase runoff and sedimentation of lakes and streams and would ultimately undennine the attractive and distinctive character of the Township. This is particularty true where uplands slope abruptly to floodplains around Lake Shannon and near Hoisington and Steams Lakes. Lake Location ArN lacr• In Twn.) Lake Shannon Runvan Lake Hoisinaton Lake Lake Tvrone Stearns Lake Sullivan Lake Marl Lake Sections 19 30 3 1 Section 9 Section 6 Section 34 Section 5 Sections 12 13 Section 4 193 174 120 39 36 27 22 The shores of lakes, especially in Livingston County, are very popular for land development. They attract new development more than any other natural feature and often have a very high market value. Consequently, lakefront development is often built at a high density. Many lake lots in Tyrone Township, especially on Runyan and Tyrone Lakes, were created decades ago and are less than 50 feet wide. Faulty septic system siting (where sewer is not available) and storm water runoff are major concerns because small and shallow lakes are susceptible to pollution from runoff and migrating groundwater that has been contaminated. The cumulative effects of lakeshore development have intensified state-wide since the 1950's. Lakeshore homes previously were used only for weekends and vacations. After interstate highways were built, the lakes became more accessible and lakeshore homes became desirable as permanent homes. As a result, virtually all of the lakefront property in Tyrone Township is developed. Hoisington and Steams Lakes have not been desirable or feasible for development because they are surrounded by wetlands. The absolute topographic relief in Tyrone Township varies from a maximum elevation of 1,200 feet above sea level in Section 15 to a minimum of 858 feet in Section 6 at Hoisington Lake (see Map C-2). As might be expected, the principal lowlands in the Township follow water courses along the western periphery of the Township and across its northern third. The Township generally rises in an easterly direction. Along with new lakefront homes and existing lakefront homes being converted to pennanent residences, conveniences such as garbage disposals, clothes washers, and detergents were introduced. In addition, lawns were fertilized and mowed, and more roads and driveways were built near the lakes, exposing bare ground surfaces. Use of detergents, removal of vegetation from the landscape, use of fertilizers, and increased densities near lakes has ultimately resulted in diminished lake water quality. Most inland lake water quality problems are largely the result of inappropriate land use practices. INLAND LAKES A list of the lakes of 20 acres or more in size in Tyrone Township appears in Table C-2. The combined surface area of these 7 lakes is over 610 acres. The largest lakes are found primarily in the northwest portion of the Township. Lake Shannon, which covers 193 acres (remainder of Lake Shannon in Deerfield Twp.), is the largest lake within the Township. Runyan Lake is the second largest. Dense lakefront development often results in contamination of groundwater from septic systems located in high water table areas, which are commonly found on the shores of lakes. This groundwater often migrates into the surface water, resulting in an accelC-2 TY RONE TOWNSHIP COMPREHENSIVE PLAN 1 ,,,-...._ �threat to public health and safety. 100 year flood boundaries have not been mapped by the National Flood Insurance Program for Tyrone Township. The floodprone areas in Tyrone Township, if any do in fact exist, are relatively small because the Township includes some of the highest points in southeast Michigan, is not traversed by any major watercourses (and is actually near the top of the watershed), and has hilly terrain which facilitates runoff drainage. eration of aquatic weed and algae growth. Such was the case with Runyan and Tyrone Lakes, which now have sewer systems. Lakes that have steep slopes adjacent to them, such.as Lake Shannon, usually have problems with erosion and sedimentation on their shores rather than problems associated with high water table. Dredging and filling activities along most lakeshores are regulated by the Department of Natural Resources through the Inland Lakes and Streams Act, PA 346 of 1972, MCL 281 .952 et seq. The County Drain Commissioner, through the provisions of the Soil Erosion and Sedimentation Control Act, PA 347 of 1972, MCL 282.101 et seq, has authority to review land development and land uses regarding soil erosion and sedimentation issues, and prescribe conditions to minimize such conditions. Communities which have the greatest danger of flooding are those in the downstream areas of major watersheds. As a river travels down its watershed (toward its emptying point on the Great Lakes), it accumulates runoff water from many different sources, including tributaries, urban areas, and hills. Tyrone Township is at or very near the beginning of the Shiawassee River system, so it contributes floodwaters to downstream communities such as Owosso, while it receives no floodwaters from other areas. DRAINAGE The portion of Tyrone Township which serves as a floodwater storage area includes Lake Shannon, Runyan Lake, Steams Lake, and Hoisington Lake. This area is a vast contiguous system of wetlands and watercourses which is capable of holding huge quantities of water without severe flooding. Tyrone Township lies entirely within the major drainage basin of the Shiawassee River. Within this area are several smaller sub-watersheds including Denton Creek and Ore Creek. Watershed boundaries are shown in Map C-3. The primary watercourses in Tyrone Township are Ore Creek/Lake Shannon and a system consisting of Sullivan Lake, Denton Creek, Runyan Lake, Runyan Creek. Steams Lake, and Hoisington Lake. Significant wetlands are associated with these watercourses. One is along Denton Creek in Sections 2 and 3. The largest wetland system in the Township spans from Runyan Lake to the Township's western boundary. SOILS The resource use or development capacity of a specific parcel of land is largely dependent upon the characteristics of the soils present on the site. This is especially true of an area such as Tyrone Township where public services are limited. The Township was initially a sparsely populated agricultural community and is now a rural residential community which relies upon groundwater and on-site wastewater treatment. Sewers operated by the Livingston County Drain Commission on Runyan and Tyrone Lakes service only a very small portion of the Township. Substantial areas of surface soils in Tyrone Township suggest severe limitations for residential and urban development. The Livingston County Soil Survey identifies more than 80 soil units in the County, the majority of which can be found in Tyrone Township (see Figure C-1 tor listing of soil map units). Natural drainage systems perform important drainage and water storage functions that would otherwise have to be provided by costly public works projects, and thus they should be preserved. Streams and watersheds having flow characteristics that have been adversely altered can also contribute to flooding or flow problems downstream. Additionally, increased runoff and sedimentation from adjacent development can cause irregular flow and choke a watercourse's connection with groundwater formations, adversely affecting groundwater resources. FLOODPLAINS Land Use And Soils Each soil type has unique characteristics which pose opportunities for some uses and limitations for others. The most important characteristics making the Areas adjacent to creeks, streams and rivers are susceptible to periodic flooding that can cause extensive damage to buildings and can pose a substantial C-3 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Figure C-1 SOIL MAP UNITS Ad ApA ApB ApC Allwial land . Arkport fine sandy loam, O to 2 percent slopes Arkport fine sandy loam, 2 to 6 percent slopes Arkport fine sandy loam, 6 to 12 percent slopes Ba Be Bp BrA BrB BrC BsA BsB BtA BtB BtC BtD Barry sandy loam Serville loam Borrow pits Boyer loamy sand, Oto 2 percent slopes Boyer loamy sand, 2 to 6 percent slopes Boyer loamy sand, 6 to 12 percent slopes Boyer loamy sand, silty substratum, o to 2 percent slopes Boyer loamy sand, silty substratum, 2 to 6 percent slopes Boyer-Oshtemo loamy sands, O to 2 percent slopes Boyer-Oshtemo loamy sands, 2 to. 6 percent slopes Boyer-Oshtemo loamy sands, 6 to 12 percent slopes Boyer-Oshtemo loamy sands, 12 to 18 HIE HmB HmC Ho La Le Lm LoB Md MIB MnA MnB MnC MoA MoB Moc MoO MoE MoF MrB MwB OaB OkB percent slopes BtE CxA Boyer-Oshtemo loamy sands, 18 to 25 percent slopes Boyer-Oshtemo loamy sands, 25 to 35 percent slopes Brady loamy sand, 0 to 2 percent slopes Breckenridge loamy sand Bronson loamy sand, o to 2 percent slopes Brookston loam Carlisle muck Colwood fine sandy loam Conover loam, O to 2 percent slopes Conover loam, 2 to 6 percent slopes Conover-Miami loams, O to 2 percent slopes Ed Edwards muck FoA Fox sandy loam, O to 2 percent slopes Fox sandy loam, 2 to 6 percent slopes Fox sandy loam, 6 to 12 percent slopes Fox-Boyer complex, 2 to 6 percent slopes Fox-Boyer complex, 6 to 12 percent slopes Fox-Boyer complex, 12 to 18 percent slopes Fox-Boyer complex, 18 to 25 percent slopes Fox-Boyer complex, 25 to 40 percent slopes Gilford sandy loam BtF BuA Bv BwA By Cc Cr CvA CvB FoB Foe FrB FrC FrO FrE FrF Gd Gr HdB HdC HIB HIC HID OIA 018 OmA OmB Orne Omo Pc Rf Se SvB Svc svo SvE SvF Gravel pits Hillsdale loamy Hillsdale loamy HillsdaJe sandy Hillsdale sandy Hillsdale sandy sand, 2 to 6 percent slopes sand, 6 to 12 percent slopes loam, 2 to 6 percent slopes loam, 6 to 12 percent slopes loam, 12 to 18 percent slopes Tm We WeA Wn Hillsdale sandy loam, 18 to 25 percent slopes Hillsdale-Miami loams, 2 to 6 percent slopes Hillsdale-Miami loams, 6 to 12 percent slopes Houghton muck Lake beaches Lamson fine sandy loam Linwood muck Locke sandy loam, 0 to 4 percent slopes Made land Metamora sandy loam, Oto 4 percent slopes Metea loamy sand, 0 to 2 percent slopes Metea loamy sand, 2 to 6 percent slopes Metea loamy sand, 6 to 12 percent slopes Miami loam, O to 2 percent slopes Miami loam, 2 to 6 percent slopes Miami loam, 6 to 12 percent slopes Miami loam, 12 to 18 percent slopes Miami loam, 18 to 25 percent slopes Miami loam, 25 to 35 percent slopes Miami-Conover loams, 2 to 6 percent slopes Minoa-Thetford complex, o to 4 percent slopes Oakville fine sand, 0 to 6 percent slopes Oakville fine sand, loamy substratum, O to 6 percent slopes Ottokee loamy sand, o to 2 percent slopes Ottokee loamy sand, 2 to 6 percent slopes Owosso-Miami sandy loams, O to 2 percent slopes Owosso-Miami sandy loams, 2 to 6 percent slopes Owosso-Miami sandy loams, 6 t? 12 percent slopes Owosso-Miami sandy loams, 12 to 18 percent slopes Pewamo clay loam Rifle muck Sebewa loam Spinks-Oakville loamy sands, O to 6 percent slopes Spinks-Oakville loamy sands, 6 to 12 percent slopes Spinks-Oakville loamy sands, 12 to 18 percent slopes Spinks-Oakville loamy sands, 18 to 25 percent slopes SpinksOakville loamy sands, 25 to 35 percent slopes Tawas muck Wamersloam Wasepi sandy loam, 0 to 2 percent slopes Washtenaw silt loam ? C-4 TYRONE TOWNSHIP COMPREHENSIVE PLAN ... �soil suitable or unsuitable for development are limitations on dwellings with basements, limitations on septic tank absorption fields, and suitability for farming. The degree of soil limitations reflects the hardship and expense of developing the land. Soil limitations can be classified into three categories: systems can be broken down into the following categories: Slight: Relatively free of limitations or limitations are easily overcome. C. Wet, ponding, heavier {clay} soils, slow permeability. Mod•rate: Limitations need to be considered, but can be overcome with good management and careful design. D. Very wet soils, organics, wetlands, floodplains, unable to support septic fields . S•v•re: Limitations are severe enough to make Soils in categories B, C and D are not able to support septic fields because of extreme wetness. Soils in category A are classified as severe by the Soil Conservation Service, but in most cases, sites with these soils can be modified to make septic systems feasible, depending on specific local conditions. A. Sandy, moderate to rapid permeability. 8 . Rapid permeability, wetness and high water table. use questionable. A modern soil survey was completed for Livingston County by the USDA Soil Conservation Service in 1974. The soil types present in Tyrone Township are shown on map C-4A and C-48, and further clarified in Table C-3. Soil types found in Tyrone Township are essentially glacial deposits acted upon by soil formation processes such as wind and water. As a result of glaciation, soil types vary widely from site to site in Tyrone Township. This, coupled with the fact that soil depths on USDA soil survey maps average 35 feet, make conclusive and accurate delineation of areas with severe limitations difficult. Site visits and inspections are necessary in nearly all instances to establish actual site conditions. Because of the diversity of soils found within most areas in Tyrone Township , conditions on a particular site may be completely different from what the soil maps indicate. Even though the site may appear to have severe limitations for development, there may be areas where development is suitable because the limiting soils are underlain by suitable soils within 12 feet of the ground surface. Such an occurrence would be an important consideration in determining site suitability for an on-site sewage disposal system. Therefore, the limitations maps are meant to serve only as a guide, and on-site inspection will be necessary in most cases to establish site-specific information. Limitations For Septic Systems Substantial portions of Tyrone Township have surficial soils that impose severe limitations on septic tank absorption fields. These soils are concentrated in large groups, as well as scattered, and comprise 59% of the Township's total land area. Surficial soils with moderate limitations for septic systems comprise 39% of the Township's land area, and surficial soils with slight limitations cover 1.4%. Soils pose severe limitations for a variety of reasons, including steep slopes, wetness, and slow or excessive permeability. Some densely developed areas of Tyrone Township have experienced problems resulting from soil characteristics. Densely populated lakeshore developments pose some very difficult problems for on-site sewage treatment systems. Most lakeshore developments have been built on low, poorly drained soils rich in organic materials. Runyan and Tyrone Lakes are served by public sewers, but other lakes in Tyrone Township are not. Some parts of Tyrone Township that are likely to experience future growth, such as the south-central area, have moderate to severe limitations for on-site septic systems. Map C-5 shows the septic system limitation areas for the Township. Soils with moderate and slight limitations also appear on Map C-5. Municipal sewer systems are necessary when residential densities exceed the inherent ability of soils to prevent wastes from reaching water supplies. For most soil types that means densities of more than one and one-half dwellings per acre. With less dense development and soils without extreme limitations for septic systems, sewage can be disposed of safely by individual private systems. The degree of soil limitations reflects the hardship and expense of developing that land for a particular use. Those soils classified as severe have varying degrees of development potential based on the nature of the limitation. Soils with severe limitations for septic C-5 TYRONE TOWNSHIP COMPREHENSIVE PLAN �..... strength, excessive slope, or shrink-swell potential. Severe limitations are not concentrated in any particular areas, but are scattered throughout the Township. Soils unsuitable for construction of dwellings with basements cover 25% of the total land area of the Township. Standards For Septic Systems The Livingston County Health Department has established standards for septic systems. These standards apply somewhat different site characteristics when determining the degree of limitations for septic systems, compared to the Soil Conservation Service approach, which focuses on soil types and slope. Applications for a septic permit will be rejected by the Livingston County Health Department if: Most Suitable Soils For Development The most suitable soils for development, with respect to both septic system and basement limitations, • The highest zone of groundwater saturation is less than 2.5 feet below the original ground surface. are depicted in Map C-7. Though dominantly In the southern half of the Township, the most suitable surficial soils are not particularly consolidated in the Township. • The stabilized percolation rate is in excess of 45 minutes per inch of fall. Hydric Soils • The proposed site is subject to flooding or is within the ten year flood prone area. Hydric soils present another limitation to development. They are very poorly drained, saturate easily and retain large quantities of water. They are generally unsuitable for structures. The Soil Conservation Service defines hydric soils as : • Where there exists less than 2.5 feet of naturally occurring permeable soil that is considered as suitable for the disposal of liquid sewage wastes as determined by the Soil Conservation Service. "A soil that is saturated, flooded, or ponded Jong enough during the growing season to develop anaerobic conditions in the upper part.· • Variances may be granted for existing structures where sewage disposal system repairs, corrections, and/or alterations are necessary (in the opinion of a Health Officer). If artificially drained, hydric soils can be suitable for farmland use. Map C-8 shows where these hydric soils are. In Tyrone Township, most of the hydric soils are found near watercourses and correspond to present or former wetlands. Hydric soils represent 12% of the Township's total land area. Residential, commercial and industrial development in areas containing hydric soils should be discouraged. Where the upper soil profile is considered unsuitable for the installation of a sewage disposal system, a •deep excavation• or •cutdown system " may be acceptable if: • Permeable soils encountered are within 12 feet of the ground surface and are not confined to an area less than 2400 square feet , except when the site is otherwise unsuitable. Prime Farmland "Prime farmland" soil types have been identified by the Soil Conservation Service as those best suited for food production; they require minimal soil enhancement measures such as irrigation and fertilizer. Some soils are considered prime farmland only if they are drained. "Unique farmlands" are based on certain soil types as well as other factors, such as landscape position (proximity to water supply, orientation to sunlight, slope, etc.), moisture supply, and present management practices. "Prime farmland" soils are shown on Map C-9. Prime farmland soils comprise approximately 50% of the area of Tyrone Township, and they exist in several large contiguous areas as well as in small areas. Though they are concentrated in several areas of the Township, expansive and contiguous areas of prime farmland soils do not generally exist and raises questions as to the • Water-bearing formations found within the 12 foot range are not artesian. • There is sufficient information to substantiate that contamination of existing or future water wells will not occur. • No less than 3 feet of permeable soils exist below the unsuitable soils. • The unsuitable soils above the permeable soils are not saturated (muck, peat, marl, etc.). Basement Limitations Limitations for dwellings with basements are shown on Map C-6. Some soils are rated by the Soil Conservation Service as having severe limitations on basements because of excessive wetness, low C-6 TYRONE TOWNSHIP COMPREHENSIVE PLAN ,,,,,.... �appropriateness of stringent fannland preservation measures. Lands enrolled in the Fannland and Open Space Preservation Program (PA 116 of 1974) are depicted on Map C-10. The P.A. 116 program provides property tax relief to landowners in exchange for the landowner's development rights. A total of 833 acres in Tyrone Township is enrolled in the program . . WOODLANDS The wooded areas of Tyrone Township are predominantly hardwoods, with some small areas of conifers. There are several large (300-500 acres) contiguous tracts of woods in the Township, particularly around the highest point in the township in Sections 10, 11 , 14, and 15, and south of Stearns and Hoisington Lakes. In addition, wooded areas are scattered throughout the Township in patches of 150 acres or less. Woodlands, which cover 22% of the township's land area, are shown in Map C-11. 300,000 gallons of water. Wetlands provide this holding capacity inexpensively. If destroyed they can be replaced only with expensive structural public improvements. Wetlands also function as critical wildlife habitats. A significant portion of Tyrone Township (10% excluding lakes) can be characterized as wetland. These wetland areas are primarily associated with the river channels and lakes located within the Township. Some of the wetlands exist in a relatively large, contiguous area between Runyan Lake and the western boundary of the Township. The remainder are found in smaller areas of 250 acres or less. Some wetlands, such as fens or meadows, do not look very wet and may not be wet a large part of the year. Most of these areas are seasonally flooded-usually in the spring and fall, and in the summer they are often without standing water, although the organic soil usually stays near saturation. Because wetlands are a valuable natural resource, they are protected by the Wetlands Protection Act, PA 203 of 1979, MCL 281 .701 et seq. PA 203 requires that permits be acquired from the Michigan Department of Natural Resources (DNA) prior to altering or filling a regulated wetland. The Wetland Protection Act defines wetlands as: Table C-3 - Woodland Use/Cover Codes Code 412 414 421 423 O..CrlDtlon Uoland Hardwood Lowland Hardwood Uoland Conifer Lowland Conifer - ArNlnTwn. 3 672 acres 1175 acres 214 acres 8 acres "land characterized by the presence of water at a frequency and duration sufficient to support and that under normal circumstances does support wetland vegetation or aquatic life and is commonly refeffed to as a bog, swamp, or marsh and is contiguous to the Great Lakes, an inland lake or pond, or a river or stream.• The importance attached to woodlands is a function of their demonstrated ability to stabilize slopes, retard erosion, conserve water quality and quantity, maintain local micro-climates, filter the atmosphere, decrease noise levels and provide wildlife habitats. Mature trees represent a valuable resource in maintaining the aesthetic character of Tyrone Township. Future development should not occur at the expense of existing tree cover. Wooded areas in Tyrone Township should be managed to insure their long tenn existence and to help preserve the rural character of the Township. Regulated wetlands _include all wetland areas greater than 5 acres or those of any size contiguous to waterways. Wetlands which are hydrologically connected (i.e., via groundwater) to waterways are also regulated. Activities exempted from the provisions of the Act include farming, grazing of animals, farm or stock ponds, lumbering, maintenance of existing nonconfonning structures, maintenance or improvement of existing roads and streets within existing rights-of-way, maintenance or operation of pipelines less than six inches in diameter, and maintenance or operation of electric transmission and distribution power lines. WETLANDS Wetlands include marshes, swamps, and the areas between dry land and open water. These are areas typified by poor drainage and standing water. They are important community resources for several reasons. Wetlands provide a filter to keep inorganic materials out of the water supply, act as a sponge to retain water during dry periods and hold water during floods. One acre of marsh is capable of absorbing Permits will not be issued if a feasible or prudent alternative to developing a wetland exists. A map of wetlands based on the DNR's land use/cover inventory is illustrated on Map C-12. Table C-4 shows the land use/cover codes pertaining to regulated wetlands in C-7 TYRONE TOWNSHIP COMPREHENSIVE PLAN �ENVIRONMENTALLY IMPACTED SITES the area. Some areas of hydric soils not shown as wetlands would likely be classified as wetlands if they were not artificially drained. · Water Supplies with High Nitrate Concentrations Table C-4 - Wetland Use/Cover Codes Cod• 414 423 611 612 621 622 DNcrfnlion Lowland Hardwood Lowland Conifer Forested Watland Shrub Watland Anuallc Bed Emaraent Wetlands Sites with elevated nitrate levels in groundwater · are scattered throughout Tyrone Township. The subdivisions southwest of Mart lake are a "hot spot• for such sites. High nitrate concentrations are often the result of inadequate sewage disposal or the use of agricultural fertilizers. Faulty septic systems do not always filter wastes adequately before they reach unprotected groundwater supplies (i.e. there is an inadequate impervious surface between the ground surface and the groundwater). Since the source of contamination is not known , the provision of public sewers will not necessarily correct the problem. The sites identified by the Livingston County Health Department are shown by symbols on Map C-13. Area In TWD. 1175 acres 8 acres 19 acres acres 0acres 275 acres na GROUNDWATER Wells within Tyrone Township supply all of the water for residential, commercial and industrial uses in Tyrone Township. Most of these wells draw from the confined glacial drift aquifer, which is separated from the ground surface by a •confining• layer of clay or rock. Some wells draw from the unconfined aquifer, which is more vulnerable to contamination from the ground surface. Wells which tap aquifers near Coldwater Shale bedrock in the southern half of the township generally draw water of mucti lower quality than the Marshall Sandstone bedrock. Groundwater is an unseen resource and is therefore particularly vulnerable to mismanagement and contamination. Prior to the 1980's, little was known about groundwater contamination in Michigan, and some important facts have recently been revealed. Act 307 The Michigan Environmental Response Act, PA 307 of 1982, MCL 691 .1201 et seq, provides for the identification, risk assessment, and priority evaluation of environmental contamination sites throughout the State. Following evaluation via a risk assessment model developed by experts from various state agencies, contaminated sites may be placed on one of two lists. The sites are given priority based on such factors as the availability of federal Superfund money, Act 307 funding , voluntary action by responsible parties, the likelihood of successful legal action, and the need to address immediate public health concerns. One list consists of sites where further evaluation and interim response activities are required, . The other list contains sites where response activities are ready to be undertaken. There are no sites in Tyrone Township included in the fiscal year 1991 Act 307 lists. The leading causes of groundwater contamination in Michigan are from small businesses and agriculture. More than 50% of all contamination comes from small businesses that use organic solvents, such as benzene, toluene and xylene, and heavy metals, such as lead, chromium, and zinc. The origin of the problem sterns from careless storage and handling of hazardous substances. On paved surfaces where hazardous materials are stored, substances can seep through or flow off the edge of the pavement. Materials can also get into floor drains which may discharge to soils, wetlands or watercourses. ~tyronelappendc.doc Many common materials used by homeowners are highly toxic and can also contaminate groundwater supplies, even when used in small quantities. Groundwater protection is everyone's responsibility, and prevention of contamination is the most effective way to protect groundwater supplies. C-8 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Livingston County, Michigan ~ Map C-1 STEEP SLOPES 6- 12% Slopes II ■ Slopes 18% and Greater 12-18% Slopes Data souce: USDA Sol S16Vey of Livingston County, MlchJQan PlonninO ll Zoning Cente,. Inc. Macf1, 1992 302 Souln \Nove"Y 1100d N A SCALI 1:55,096 1 heh ,. 4590 feet Lensing. Mlcnlgon �Livingston County, Michigan + f- T BENNE.TT L.4KE RO . 6 5 + +- Map C-2 D 850-949 feet II feet 950-999 RELATIVE ELEVATION 1000-1099 feet Ill 1100-1220 feet (above sea level) A SCAl.l Data source: U.S. Gedogcci SuNey 7.5 Minute Quactcnfje Mef)S Plonntng & Zoning Center. Inc. N 302 South Wover"'f Rood Mach, 1992 1:55,096 1 heh = 4590 feet LO.nslng. Michigan -' �Livingston County, Michigan ~ cg o~e . 7 G ~ + • o· + l) 11 + + n .:lii i! 1111f 11 !li Ul innlHl i: :. !~ !!l ill !ft l l !!Ill l ~ !1l ;!il !l i~ l !l l l!:. 0 .:i!i! i l l !l l i ' ;!ii,; 17 oD 16 + Ifi!l!!!i!!!!ii lili lil il li!!ll!l~l!!iltil!! 15 + 0 21 19 l!i!I 1111111 .. ,, /llllllllllllilllliilli!il .,,,,,,,,;ii i li i~i!I 1!1!11111111111: Map C-3 IZ] WATERSHEDS N Watershed boundary A I/' I Direction or point of outflow SCALI Mach, 1992 Data s ~ : MJchlQan Dt,pattrr-,t of Natura Resot.Xces Plo,VW,O & Zon,ng Center. Inc. 302 South Wove'"( Rood 1:55,096 l heh ,. 4590 feet Loneing . MJchlgon �Map C-4A �■ Map C-4B �MAP C-5 LIMITATIONS FOR SEPTIC SYSTEMS Explanation and Key Points: The map graphically represents surficial soil limitations for residential septic systems. Limitations from slight to severe are shown, with severe limitations having the darkest pattern and slight limitations having the lightest. Lakes are shown in black. Areas with severe limitations for septic systems comprise approximately 50% of the Township's land area. These areas are considered to have severe limitations because of high water table, excessive slope, wetness, very high permeability, or very slow permeability. As a result, large portions of Tyrone Township are unsuitable for development on parcels smaller than two acres, without public sewer systems. Areas shown as having moderate or slight limitations are suitable for development at somewhat higher densities without public sewer systems. Methodology: The UDSA Soil Survey of Livingston County contains a table, listing each soil type in the County and its limitations for septic tank absorption fields. The soil survey table was not used directly because local health department policies for issuing septic system permits vary considerably within Michigan. Specifically, the Livingston County Health Department considers some soils rated by the Soil Conservation Service (SCS) as having moderate limitations to actually have severe limitations. In other cases, soils rated as severe by SCS can have only moderate limitations. Because of the need for a more detailed analysis of septic system limitations, soils were divided into the following six categories: • Sandy, moderate to rapid permeability (moderate) • Sandy, rapid permeability, high water table (severe) • Wet, ponding, heavier (clay) soils, slow permeability (severe) • Very wet soils, organics, floodplains (severe) • Moderate limitations • Slight limitations Personnel at the Livingston County Health Department were consulted regarding the validity of the soils within the six classifications. Some of the soils were changed from one classification to another because the experience of the Health Department with those types of soil in Tyrone Township. In some cases, certain loams and sandy loams were considered by Health Department staff to have severe limitations rather than moderate. It was also noted by Health Department staff that the soil survey map units only cover a profile of no more than six feet below the surface, and soil types below that level vary widely in Tyrone Township because of glaciation. Sometimes, sites with severe soil limitations within the upper six feet are underlain by "good" soils for septic systems. However this is not often the case, since the areas rated as severe on Map C-6 have a high water table, are found in wetlands or swamps, or have steep slopes. Wetlands and areas with a high water table are very unlikely to be underlain with suitable soils. Using a computerized mapping system and a digital USDA soil survey map of Tyrone Township, soil map units defined as having slight, moderate, and severe limitations for septic systems, with respect to the above six classifications, were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Livingston County, Michigan Digital UDSA Soil Survey map of Tyrone Township Livingston County Health Department t llyrone\Mplimo.doc �Livingston County, Michigan Map C-5 LIMITATIONS FOR SEPTIC SYSTEMS □ Sllght Ill Moderate/Severe [TI] Ill Moderate N A Severe SCAI.E Data source: USDA Sol SUNey of Livingston County, Michigan Planning & Zoning C..nter. Inc. ■ Water March, 1992 302 Sou th Woverty Rood 1:55,096 l heh ,. 4590 feet Lansing, Michigan �MAP C-6 LIMITATIONS FOR BASEMENTS • Explanation and Key Points: Map C-6 graphically represents surficial soil limitations for basements. Limitations from slight to severe are shown, with severe limitations having the darkest pattern and slight limitations having the lightest pattern. Lakes are shown in black. Areas with severe limitations for dwellings with basements comprise a significant portion of the Township's land area (approximately 25%). These areas are considered to have severe limitations because of high water table, excessive slope, wetness, shrink-swell potential, and the tendency of the soils to cave in. Soils with severe limitations for dwellings with basements are found primarily in steep sloped areas and wetlands. Thus, these soils could be considered unsuitable for development. Methodology: The Soil Survey of Livingston County contains a table listing each soil type in the County and its limitations for dwellings with basements. Using a computerized mapping system and a digital USDA soil survey map of Tyrone Township, soil map units defined as having slight, moderate, and severe limitations for basements were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Livingston County, Michigan Digital UDSA Soil Survey map of Tyrone Township ~\lyrone\baMli,,...doo �Livingston County, Michigan Map C-6 - R LIMITATIONS FOR BASEMENTS □ Slight IIIIIl] Severe ~ Moderate ■ Water N A SCAI! Data source: USDA Sol Sulvey of Livingston Coun/}', Mlchk;an PkJnnkig & Zoning Cent er, Inc. Mach, 1992 302 Sourn Waverly r?ood 1:55,096 l heh = 4590 feet Lonstng. Michigan �MAP C-7 MOST SUITABLE SOILS • Explanation and Key Points: Shaded areas on Map C-7 represent surficial soil areas most suitable for residential development with respect to limitations for basements and limitations for septic systems. The areas represented are places where limitations for both septic systems and dwellings with basements are considered moderate or slight. Lakes are printed in black. These "suitable" soils comprise approximately 50% of the Township's total land area and are found mostly in the southern 4 miles of the Township. Methodology: Using a computerized mapping system and a digital USDA soil survey map of Tyrone Township, soil map units defined previously as having moderate or slight limitations for both septic systems and dwellings with basements were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Livingston County, Michigan Digital UDSA Soil Survey map of Tyrone Township Livingston County Health Department ~\lyfone\nwutt.doc �Livingston County, Michigan Map C-7 a1 MOST SUITABLE SOILS N Data source: USDA Sol SUNey of Livingston County, Michigan Planning a A Solls most suitable for development Zoning Center. Inc. Mach. 1992 302 South Waverty f'?ood SCAIE 1:55,096 1 Inch • 4590 feet t.onslng. Mlchlgon �MAP C-8 HYDRIC SOILS • Explanation and Key Points: Shaded regions on Map C-8 represent areas covered by hydric soils. Hydric soils are generally very wet, or have been wet for extended periods in the past, organic soils which, in their natural state, are poorly drained, saturate easily, and retain large quantities of water. In Tyrone Township, these soils are found mostly near watercourses and wetlands. Hydric soils always have severe limitations for both basements and septic systems. They are generally unsuitable for any type of structural use. Areas with hydric soils are often a home for wildlife and may have a variety of recreational uses. If properly drained, they can be suitable for farming . Methodology: The USDA Soil Conservation Service publishes a list of all hydric soils in Michigan. Hydric soils in Tyrone Township were identified from that list and input into the digital soil map of the Township. Using a computerized mapping system and the digital USDA soil survey map of Tyrone Township, soil map units designated as hydric soils were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Livingston County, Michigan Digital UDSA Soil Survey map of Tyrone Township USDA Soil Conservation Service Michigan hydric soils list t ltyronelhydric.doo �Livingston County, Michigan [ , 3 ~T 1 ~ 2 ef -°' ~ P RSMALL..VIL.L Map C-8 IJJ 12 \ 'f'RO. HYDRIC SOILS Hydrlc Soils ■ Water Dato source: USDA Sol SUtvey of L.IY/ngston County, Michigan P\onntno & Zoning Center. Inc. ' Maren, 302 Souln Wovetty Rood rm SCALE 1:S5,096 1 nch .. 4590 feet Lonalng. Michigan �MAP C-9 PRIME FARMLAND SOILS Explanation and Key Points: Shaded areas on Map C-9 represent two types of prime farmland soils. The darker of the two patterns is prime farmland soils in their current state, while the lighter pattern represents areas that are considered prime farmland only if drained. Areas not requiring drainage comprise approximately 70% of all prime farmland soils. Prime farmland soils cover a significant portion of Tyrone township; approximately 35-40% of the total land area. Throughout most of th.a Township, prime farmland soils are not well related to parcel boundaries. This reduces the likelihood of profitable farming activities. Methodology: The UDSA Soil Survey of Livingston County contains a table, listing each soil type in the County and its ranking as prime farmland . Using a computerized mapping system and a digital USDA soil survey map of Tyrone Township, soil map units defined as being prime farmland were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Livingston County , Michigan Digital UDSA Soil Survey map of Tyrone Township j:\tyronelplarm.doo �...... Livingston County, Michigan Map C-9 Ill PRIME FARMLAND SOILS N Prime Farmland A. Prime Farmland, If Drained SCALE Data source: USDA Sol SuNey of Livingston Co!A'lty. Michigan Planning & Zoning Center, Inc. March, 1992 302 South Wov,.rt.t Rood 1:55,096 1 nch ,. 4590 feet Lansing. Mlct,lgon �MAP C-10 PA 116 FARMLANDS Explanation and Kay Points: Map C-10 shows land enrolled in the Farmland and Open Space Preservation Program (PA 116 of 1974), managed by the Michigan Department of Commerce .. Methodology: Tax parcel maps were obtained from the Livingston County Equalization Department and entered into a computer mapping system. In addition, each parcel was labeled with its tax number. Following input of parcel boundaries and numbers, information from the Township's tax roll was added using database management software. Parcel numbers served as the link between the digital map and the remaining tax roll information. The end result is a "geo-database"; a map with all tax parcel information attached to each parcel. Data for parcels enrolled in the Farmland and Open Space Preservation Program was obtained from Township officials. Using a computerized mapping system and the digital tax-parcel map, a map was automatically generated using the parcel numbers for PA 116 land . Source: Livingston County Equalization Department Livingston Data Services USDA Important Farmlands map of Livingston County j:\tyrone\pa 116.doc �Lf\7@@~~ lJ@W~~C=ODCP Livingston County, Michigan + BENNETT LAKE RO. 5 ~ 2 3 ~- ~ ~ ~6 ~a \j TURNER RO. c:i ex: ~ w LL ~~ + 8 12 7 + HOGAN RO. c:i 18 ex: 16 z w F LEY RO. 14 15 0 z ::::; CENTER RO. c:i ex: c:i 0 w ~< ex: 19 20 ~ ~ c:i ex: z 21 2 ::i:: ~ w LL aJ z 29 24 j: it ...J < ::. ::, DEAN RO. ...J ...J ex: ROHN RO. 28 27 26 25 FAUSSETT RO. c:i ex: 34 32 36 PARSHALLVIU.E RO. Map C-10 HOLFORTH RO. PA 1 ·1 6 FARMLANDS N Land enrolled in the Michigan Farmland and Open Space Preservation Program A SCAI.! Dato source: MlchlQan Department of Commerce Planning & Zoning Center. Inc. Mach, 1992 302 South V\Joverty Aood 1:55,096 1 heh • 4590 feet Lonstng . Michigan �MAP C-11 WOODLANDS Explanation and Key Points: The shaded regions on Map C-11 represent five different types of wooded areas. The three general types of woodland cover are hardwoods (broadleaf trees), conifers (needle-leaf ·trees), and wooded swamps. Most of the woodlands in Tyrone Township are hardwoods, some of which exist in very large contiguous areas. Conifers are found in small patches scattered throughout the Township, and there are only two small wooded swamps. The largest wooded areas tend to be located on hilltops and near watercourses and wetlands. Methodology: The Michigan Department of Natural Resources maintains the Michigan Resource Inventory Program, which contains land cover/use information for the entire state. The land use/cover information is based on interpretations of color infrared aerial imagery taken in 1978. The land .use/cover inventory for Livingston County was revised in 1986 by the MONA based on updated imagery. Subsequent minor revisions were made by the consultant based on aerial photographs of the Township taken in the spring of 1990 by SEMCOG. Each polygon area on the land use/cover inventory map has a unit label. This label is a three or four digit number which corresponds to the State's land use/cover classification system. To generate the map, a digital map was "downloaded" into a computerized mapping system from the MDNR's computer. All map units with woodland numbers were automatically located, filled with patterns, and printed. Source: Michigan Department of Natural Resources, Michigan Resource Inventory Program 1990 SEMCOG aerial photographs ~ltyronelwoodland.doo �Livingston County, Michigan Map C-11 ■ rn::iiirn ;~;:; ~;: WOODLANDS Upland Hardwood nnm Upland Conifer Data source: Michigan Re$ource Inventory Progom. SEMCOG Aerld PhofOQraphs - 302 Sourn Wovetty ~ood N Wooded Swamp ~ II Lowland Conifer Lowland Hardwood P1onntno & Zoning Center. Inc. ■ SCA!! March, 1992 -- 1:S5,096 l nch = 4590 feet Lansing . Michigan I �MAP C-12 WETLANDS Explanation and Key Points: The shaded regions on Map C-12 represent wetlands. There are a variety of wetland types found in Tyrone Township, including surface waters, swamps, and lowland woodlands. All of the areas shown on Map C-12 are wetlands, based on vegetative cover. It is likely that they are protected by the Wetlands Protection Act of 1979, provided they are larger than five acres in size or are contiguous to an inland lake or stream. Most of the wetlands in the Township are greater than five acres in size and are found near watercourses. Large areas of lowland woodlands are found along Denton and Runyan Creeks in the northern two miles of the Township. A concentration of very wet areas exists in the northwest quadrant of the Township between Runyan and Hoisington Lakes. Methodology: The Michigan Department of Natural Resources maintains the Michigan Resource Inventory Program, which contains land use/cover information for the entire state. The land use/cover information is based on interpretations of color infrared aerial imagery taken in 1978. The land cover/use inventory for Livingston County was revised in 1986 by the MDNR based on updated imagery. Subsequent minor revisions were made by the consultant based on aerial photographs of the Township taken in the spring of 1990 by SEMCOG. Each polygon area on the land/use cover inventory map has a unit label. This label is a three or four digit number which corresponds to the State's land use/cover classification system. To generate the map, a digital map was "downloaded" into a computerized mapping system from the MDNR's computer. All map units with wetland numbers were automatically located, filled with patterns, and printed. Source: Michigan Department of Natural Resources, Michigan Resource Inventory Program 1990 SEMCOG aerial photographs �Livingston County, Michigan MOGAN RO . 11 18 17 ij ~ «~ ~20 ~~ ~ m OJN ~ RO . 11tOHN R O , 1-1a..f"<)R TH ,tO. Map C-12 WETLANDS 11 Lowland Woodlands Wooded Swamp ~ Shrub swamp PhofOQrq:Jhs 302 Sou t h Wov erty Rood N Water A II Emergent Data source: Michigan Resource Inventory Program. SEMCOG Aerld PkJnnlng & Zo ning Cen ter. Inc. ■ SCA!£ March, 1992 1:55,096 1 nch = 4590 feet Lansing . Michigan �Ll\J@@[ill[] LJ@W[ill~[X]O[P Livingston County, Michigan + ... BENNETT LAKE RO. R6 5 2 q,~- 3 ~ + TURNER RO. 7 d a: ~ !zw R ~ LL ... 8 12 + HOGAN RO. d a: 18 zw 17 16 F EY RO. 14 15 0 z :J CENTER RO. 13 CENTER RO. d a: d 19 20 a: 0 w ~< )<; ~ 21 :c ~ 22 5 (!) (.) 29 0 z m :l: a: 23 ... < ~ 24 w LL ROHN RO. 28 15 :f ~ a: ~ ci a: w a: ...J ...J ...J ::, DEAN RO. d ci a: z 27 26 25 GERMANY RO. 30 :l: FAUSSETT RD. ~, d a: 34 31 32 33 w 35 A 36 23 in 0.. i== PARSHALLVILLE RD. Map C-13 HOLFORTH RD. ENVIRONMENTALLY IMPACTED SITES I• I Water supplies with nitrates 5 ppm. or higher (large trlang/e denotes mu/ffp/e sites In close proximity) ~ Sites of suspected sell and/or groundwater contamination Data source: LMngston Co1.11ty H~affh Depatment Pk:Jnnlng & Zoning Centttf', Inc. SCAU: Mach, 1992 302 Sout h Wover,y Rood 1:S5,096 l heh • 4590 feet Lansing . Michigan �Appendix D Pt:IYSICAL PROFILE-MAN-MADE FEATURES The relative amount of urbanization in a community (i.e., number of acres devoted to urban uses) can be deceptive in that a relatively small amount of acreage devoted to a use can still have significant impacts on the character of an area (e.g., strip commercial development or an abandoned gravel pit that was not properly reclaimed after operations ceased).' Placement, design and timing of development can greatly affect visual quality, accessibility, cost of service delivery, as well as perceived, and real quality of life. LAND COVER/USE Tyrone Township has a typical Congressional Survey township configuration of approximately 36 square sections (square miles). The Township is 36.7 square miles (23,482.2 acres), the majority of which retains a rural character. General categories of land cover/use for the Township are as follows: • 32.6% in open shrub or herbaceous areas (7,632 acres). Concentrated residential development in Tyrone Township is centered around Runyan, Shannon, Tyrone, and Marl Lakes, and adjacent to the City of Fenton. More dispersed •strip" residential development is located throughout the Township along county roads, especially White Lake Road. Agricultural uses are located in all areas of the Township. The only land in commercial use is located along Old US-23 in Section 29. Recreational uses include a golf course (Section 20), a ski area (Section 15), and campgrounds (Sections 32 and 34). • 21.5% in forest cover (5,070 acres). This includes upland and lowland hardwoods, upland and lowland conifers. • 21.1 % in agriculture (4,947 acres) including cropland, orchards, confined feedlots and pasture. • 13.8% in residential uses (3,242.8 acres) including single family, duplex, and multi-family. • 4.6% in wetlands (1,071.8 acres). This includes forested, shrub, and emergent wetlands. Map 0-2 presents land according to its tax classification. The majority of land in the Township is taxed as residential. In 1991 , Tyrone Township had a total State Equalized Value (SEV) of $131,808,178 (this figure includes real and personal property). Commercial development accounted for 0.96% of total SEV; industrial, 0.69%; residential, 90.2%; and agriculture, 3.4%; the remaining SEY can be attributed to personal property. • 3.1% in surface water (734.4 acres). • 1.2% in transportation and utilities (282.2 acres). • 1.2% in recreation and open space (293 acres). • 0.6% in open pit extraction (136.8 acres). • 0.35% in commercial, institutional or industrial development (82.9 acres). LAND DIVISION A detailed account of specific land uses can be found in Table 0-1 and Figures O-1A and 0-1 B. Figure 0-1 C provides an overview of land cover/use in Tyrone Township by way of a patterned map. Analysis of natural features such as slopes, woodlands, wetlands, prime farmland, soils and other soil limitations can be found in Appendix C. In 1930, large tracts of land primarily devoted to agricultural use prevailed in Tyrone Township. By 1960, many of these large parcels still remained or had been split once, but certain areas of the township became intensely developed. Subdivisions were platted in the area surrounding Runyan Lake, Tyrone Lake, along White Lake Road, and adjacent to the City of Fenton. Lake Shannon was created by damming Ore Creek. Ten acre parcels were beginning to appear in 1960, but by 1971 they had become common in all parts of the township. The area around Lake Shannon was also developed during the 1960's. Between 1985 and 1990, the most significant change in land use was in the residential land use classifications. Land devoted to single family or duplex use increased over 46%, while most other land us81'cover classifications had only small fluctuations. This growth resulted in approximately 1,000 additional acres or approximately 1.6 square miles of residential land use. 0-1 TYRONE TOWNSHIP COMPREHENSIVE PLAN �----. The result of land divisions into 3-1 O acre lots is that uses requiring large areas of land (agriculture and forestry) are squeezed out because it is not feasible to manage those uses on small parcels. Such lot split patterns also facilititates congestion and traffic hazards along area roadways, raises costs of providing public services such as sewer and water, and fosters an urban landscape in place of previously expansive rural vistas. The Township experienced more development during the 1970's than in any other period of time. Many new subdivisions were created along White Lake Road, around Marl Lake, and in smaller areas throughout the Township. Many of the large agricultural parcels were split into ten acre lots. In 1991 , parcels of 3-10 acres were the dominant parcel size although many large tracts still remain. Table D-1 1991 LAND USE/COVER TYRONE TOWNSHIP Code URBAN 1133 112 124 126 13 141 144 146 AGRICULTURE OPEN FOREST WATER WETLAND 171 193 194 21 22 24 29 31 32 412 414 421 423 51 52 53 611 612 622 Land Use/Cover Single Family, Duplex Multi-Family Strip Commercial Institutional Industrial Air Transportation Road Transportation Utilities Open Pit Extractive Outdoor Recreation Cemeteries Cropland Orchard, Ornamental Permanent Pasture Other Herbaceous Shrub Upland Hardwood Lowland Hardwood Upland Conifer (Pine, etc.) Lowland Conifer (Cedar, Etc.) River Lake Reservoir Forested Shrub Emeraent 1991 area (acres) % 3,240.2 2.6 5.0 57.5 20.4 19.1 251.7 11.4 136.8 288.6 4.4 4,482.6 396.4 20.1 48.3 4,965.4 2,667 3,671 .9 1,175.3 214.4 7.9 0.0 732.0 2.4 19.0 778.2 274.6 13.8 0.01 0.02 0.24 0.09 0.08 1.07 0.05 0.58 1.22 0.02 19.1 1.69 0.09 0.21 21 .1 11 .4 15.6 5.00 0.91 0.03 0 0.03 0.01 0.08 3.31 1.17 ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::1:oi:At;::• :::::• •::::::::::••:•:::•: •:::•: •:::::::•: :: ::• :::::::•:•:•::•••::::::::: :: ::::: ::•:•• :::::;2~;iisi2•: •••••••· TRANSPORTATION • White Lake Road from the Oakland County line to Bennett Lake Road The Michigan Department of Transportation classifies roads in Michigan communities for the purposes of state funding. US-23 is classified as a state trunkline. There are 26.5 miles of Primary Roads and 53.29 miles of Local Roads in the Township. Primary roads include: • Bennet Lake Road from Deerfield Township to the Genesee County line • Old US-23 from the Genesee County line to Hartland Township D-2 TYRONE TOWNSHIP COMPREHENSIVE PLAN �• Faussett Road Township from US-23 to All other roads in the Township are classified as local. See Map 0-3. Deerfield • Parshallville Road from US-23 to Hartland Township The Livingston County Road Commission has performed 24-hour traffic counts along most of the principal corridors in the Township. The most recent figures available are from 1986 and 1990, and are listed' in Table D-2. US-23 is the most heavily travelled road. • Fenton Road from the City of Fenton to Hartland Township • Center Road from Old US-23 to Fenton Road • Tipsico Lake Road from Foley Road to Hartland Township - this road is designated for Rose Township, not for Tyrone. Table D-2 24 Hour Traffic Volumes Location US-23 between Clyde Rd. and Faussett Rd. US-23 between Center Rd. and White Lake Rd. Faussett Rd. between US-23 and Linden Rd. Faussett Rd. between Linden Rd. and McGuire Rd. Center Rd. between US-23 and Hartland Rd. Center Rd. between Hartland Rd. and Mabley Hill Rd. Center Rd. between Mablev Hill Rd. and Fenton Rd. Fenton Rd. between Holforth Rd. and Germanv Rd. Fenton Rd. between Germanv Rd. and Center Rd. Fenton Rd. between Center Rd. and White Lake Road Fenton Rd. between White Lake Road and Citv of Fenton White Lake Rd. between Tiosico Lake Rd. and Fenton Rd. White Lake Rd. between Fenton Rd. and Hartland Rd. White Lake Rd. between Hartland Rd. and US-23 White Lake Rd. between US-23 and Section 5 White Lake Rd. between Section 5 and Bennet Lake Rd. Whittaker Rd. between Bennet Lake Rd. and Genesee Countv Bennett Lake Rd. between White Lake Rd. and Deerfield Two. Bennett Lake Rd. between White Lake Rd. and Citv of Fenton White Lake Road, Fenton Road, and Bennett .Lake Road are the most heavily traveled primary roads, respectively. The traffic volume capacity of adequately paved roads is generally 5,000 vehicles per day. Gravel roads are generally considered sufficient to handle 300 vehicles or less per day, by Livingston County Road Commission standards. Based on this information, inadequate areas are apparent at Center Road between Hartland Road and Fenton Road, and Whittaker Road near Genesee County. 1986 Vehicle Count (24 hour) 26,300 24,400 477 859 1 166 572 246 1 051 1 015 1 456 1,830 1,585 1,324 2784 1,156 465 393 1,875 665 1990 Vehicle Count (24 hour) 40,068 1 471 Road, and Center Road between US-23 and Hartland Road. Runyan Lake Road is paved between White Lake Road and Hartland Township, but is in very poor condition south of Foley Road. Excluding Runyan Lake Road, this represents slightly less than 22 miles of paved primary roadway. County road rights-of-way are 120 feet for primary roads and 100 feet for secondary roads. Platted subdivisions along county roads must provide for a 120 foot right-of-way. Roads within platted subdivisions must have a minimum right-of-way of 66 feet. Where the Livingston County Road Commission purchases land for new roadways, a 100-foot wide area is purchased. Most of the roads in the Township are gravel, except for several primary roads and roads in some of the platted subdivisions. Paved primary roads include Old US-23, Bennett Lake Road, White Lake Road, Fenton Road, Parshallville Road, Faussett Road, Hartland Road from the City of Fenton to Carmer D-3 TYRONE TOWNSHIP COMPREHENSIVE PLAN �North/south routes through Tyrone Township are contiguous and provide good access to interior areas. East/west routes are more irregular, with breaks at US-23 and in the less developed southern portions of the Township, rendering some areas not very accessable. Some of these roads have breaks for one mile or more and have different names on either side of the break. Examples of this are Holforth and Parshallville Roads, Rohn and Dean Roads, Foley and Hogan Roads. Transportation access, patterns and frequency of use greatly impad land uses in a community. In fact, they often drive land use decisions. There are approximately two dozen private roads in the Township. They are generally scattered throughout the Township though the majority are located in the southern half of the Township. Private roads are getting increased attention in townships throughout the state. Private roads that are not properly marked or constructed can cause serious problems in emergency situations. If a drive is too narrow, not properly maintained or marked, then emergency vehicles (ambulance, fire trucks) may not be able to find and/or properly access properties in need of assistance. School bus service can also be greatly affected by private road development. . At the time of writing, no major road improvements were scheduled within the Township aside from routine maintenance. DRAINAGE POLICE & FIRE _-- Tyrone Township gets fire protection from two different departments; the City of Fenton and Hartland Township fire departments. There are no fire stations located in the Township. Map 0-5 shows fire department service areas. The Fenton fire station is located in the City of Fenton, approximately 1.5 miles from the northern Township boundary. The Hartland fire station is located near the Hartland Township Hall approximately 2.5 miles from the southern Township boundary. Fire service areas are shown on Map D-7. Police protection is provided by the Livingston County Sheriff Department and the Michigan State Police. The Livingston County Sheriff is located in Howell, although there is a satelite post in Hartland Township at M-59 and US-23. The nearest state police post is located in Brighton. The Insurance Services Organization (ISO) evaluates communities with regard to fire protection and insurance agencies then use these evaluations, or ratings, to establish fire insurance protection rates. ISO has rated portions of Tyrone Township a "9, • on a scale of 1 (best) to 1O (worst), except for areas located more than 5 road miles from the City of Fenton and outside of the area serviced by Hartland. That area has been rated a "10. • Map 0-5 includes 5-mile radius lines from each of the fire stations, which can be used to approximate the fire insurance ratings. Lack of easily available water for fire protection in the majority of the Township is the principal condition resulting in the low rating. The county drainage system in Tyrone Township is limtted, although a new drainage district is proposed. Very few streams or creeks have been substantially modified by channelization excE:pt for the outlet to Tyrone Lake in Section 34. The channel, which was altered at some point far in the past, flows into a tributary of Ore Creek. The only existing county drain in the Township is located in Section 31 near Parshallville. It is part of Livingston County Drainage District #3 and is depicted on map 0-4. A new drainage district, the East Shore Drain, is proposed for the east side of Tyrone Lake in Sections 34 and 35. The secondary portion of this drainage district (area not assessed) covers a large area of more than 1,800 acres of the Township in Sections 23, 25, 26, 27, 35, and 36. The proposed drainage district is also depicted on Map D-4. ~ SCHOOLS Tyrone Township is served by three public school districts; Fenton, Linden and Hartland (see Map D-6). The Fenton Area Public Schools serves most of the Township residents. There are no school facilities located in the Township. Appendix E provides additional information on the area school districts. COMMUNITY FACILITIES There are three cemeteries in Tyrone, all operated by the Township. Colwell Cemetery is located on White Lake Road, west of US-23 in Section 4. Clough Cemetery is located at the intersection of Linden and Turner Roads in Section 8. Gardner Cemetery is located at Hartland and Germany Roads in Section 27. Other public buildings include the Township halls-the 0-4 TYRONE TOWNSHIP COMPREHENSIVE PLAN 1r �newer facility on Center Road and adjacent the old hall, now a muse.um and historic place. (See Map D7). In 1991, the Township was given a lot on Runyan Lake, also shown on Map D-7. • SEWER AND WATER None of Tyrone Township is served by public sewer or water systems. Portions of the Township are served by collective private sewer systems. These are located in the vicinity of Runyan Lake and Lake Tyrone and are operated and maintained by lake associations. Fenton Heights Apartments, located on Fenton Road in Section 11 , maintains a small lagoon type sewage treatment system. Township residents rely on private wells for water. This should be a critical consideration in planning efforts. High density development or residential development near commercial or industrial land uses can lead to contamination of wells. RECREATIONAL FACILITIES & HISTORIC SITES Tyrone Township contains no public recreational facilities. Private recreational facilities in the Township include: • Tyrone Hills Country Club, at Center Road and US-23 • Kanadahar Ski Club, in the northeast corner of Section 15. • Church of God youth campground in Section 32 While Tyrone Township has several historic resources (see Appendix 8), only one site appears on the state register of historic sites-the old Township Hall at Center and Hartland Roads. D-5 TYRONE TOWNSHIP COMPREHENSIVE PLAN �MAPS D-1A to D-1C LAND COVER/USE Explanation and Kay Points: The land cover/use map shows land use according to the Michigan Resource Inventory Program, managed by the Michigan Department of Natural Resources (MDNR). Maps D-1a thru 0-1 care the actual lines and land use classification numbers from the MDNR. Map D-1c is a graphical representation of the data in Maps D-1A thru 0-18. Detailed land use classifications have been generalized for Map D-1C into agricultural , commercial, residential , etc., categories. Methodology: The Michigan Department of Natural Resources maintains the Michigan Resource Inventory Program, which contains land cover/use information for the entire state. The land use/cover information is based on interpretations of color infrared aerial imagery taken in 1978. The land use/cover inventory for Livingston County was revised in 1986 by the MDNR based on updated imagery. Subsequent minor revisions were made by the consultant based on aerial photographs of the Township taken in the spring of 1990 by SEMCOG. Each polygon area on the land/use cover inventory map has a unit label. This label is a three or four digit number which corresponds to the State's land use/cover classification system. To generate the map, a digital map was "downloaded" into a computerized mapping system from the MDNR's computer. All map units were automatically located, filled with patterns, and printed. Source: Michigan Department of Natural Resources, Michigan Resource Inventory Program j:\lyrone\lucov.doo �Livingston County, Michigan Map D-lC LAND COVER/USE ~ Agricultural lfm Commercial, Industrial, mffil Extractive, or lnstltutlonal ■ Residential ■ Transportation/ Utllltles Outdoor Recreation/ Cemeteries lllill] [TI] Woodlands D Lakes Date source: MDNR. Michigan Reso1.rce Inventory Program Pk)nnlng & Zoning center. Inc. Wetlands Open Land March, 1992 302 South Woveny Rood SCALE 1:55,096 1 heh = 4590 feel Lansing . Michigan �,,,,,.......__ 412 32 412 1133 21 8 U33 1133 31 414 21 21 Map D-lA �MAP D-2 LAND USE BY PARCEL-TAX CLASS Explanation .and Key Points: Map D-2 shows land use in Tyrone Township according to how parcels are taxed. It is evident from the map that a substantial amount of land in the Township is taxed for agricultural use, while land in the residential category is dominant in terms of the area occupied. Methodology: Tax parcel maps were obtained from the Livingston County Equalization Department and Tyrone Township and entered into a computer mapping system. In addition, each parcel was labelled with its tax number. Following input of parcel boundaries and numbers, information from the Township's tax roll was added using database management software. Parcel numbers served as the link between the digital map and the remaining tax roll information. The end result is a "geodatabase"; a map with all tax parcel information attached to each parcel. Contained in the tax roll information is a code which specifies how (for which use) the parcel is taxed. Using a computerized mapping system and the digital tax-parcel map, a map was automatically generated using the land use/tax code. Source: Livingston County Equalization Department Livingston Data Services Tyrone Township j.'\wont.lyronellupar.doo �Livingston County, Michigan • T 3 0 f7 0 \ 24 ~ 31 ,Map D-2 B] LAND USE BY PARCEL - TAX CLASS Agricultural D Residential ■ Commercial ,,,,, mH Developmen a II Industrial ~ lnstlMlonal Data sou-ce: LMOQSton Co1.11fy Equalzatlon Department Plonrilno & Zoning Center. Inc. t I SCAl! 1:55,096 June, 1993 1 heh • 4590 feet Lono1n0. Michigan �Livingston County, Michigan + + ~ BENNETT LAKE RD. fJ6+~ + I " I d a: ~ w u. 8 '-. !!:!.B_N§£!._RD~ . 7 2 3 I I +~AL+--16 - 15 - - --~,,-CENTER RD. CENTER RD. I DAI OD AO. s ~ 20 21 _Q.EAN__8D.:...- ~ I ci a: ~I ~I ::> 29 c5 23 22 + ci a: ; 24 w u. I I 26 ~ - }!_ -1- ~M~~ I • 28 r: • 25 --- - - ./ FA~~~+---+ 30 I I I ~ ~~t 0 ::> -13 -- - I ol a: I I I 19 _1j - EQL.EY_fil). - I ~~ t+ + 17 18 I 12 11 I -1 I ~ ci a: 35 31 _L __ _ . Map D-3 ~ ~ ~ ~ ROADWAY CLASSIFICATIONS (ACT 51) state Trunkllne [Z] County Local - Paved County Primary - Paved □ County Local - Not Paved . County Primary - Not Paved Date source: Michigan Deparlrnent or Trcnsportaffon Pk:mnlng & Zoning Center~ Inc. - June, 1993 302 South Wov eny Rood - N ~ $CAL£ 1:55,096 1 heh "' 4590 feet Lonelng . Michigan �Livingston County, Michigan R'- +- - - + - - - + - --u. ~ -\ ) BENNETT LAKE RO. 5 2 3 d a: ~ w u. + 1URNER RO. 8 12 7 + HOGAN RO. 18 ci a: z w 17 16 LEY RO. 14 15 0 z ::; CENTER RO. CENTER RO. c:i a: 19 20 c:i a: w s 21 22 ..J ..J :i: Cu 23 i u. 24 ..J ~ ::. ROHN RO. 28 29 a: <( if c:i a: w ~ J: ~z DEAN RO. ci a: 0 27 26 25 GERMANY RO. 5 8 30 ::. FAUSSETT RO. d a: 34 32 33 36 23 PARSHALLVILLE RO. Map D-4 COUNTY DRAINS Livingston County Drainage District #J N A ~ Proposed East Shore Drain - Assessment District Dato SOI.JIC8: June, 1993 Tyrone Township Plonnno & Zoning Center. Inc. 302 south Wov e rfy RooQ SCALE SS,096 1 nch • .• Xl feet Lansing , Michigan �Livingston County, Michigan Map D-5 [SJ FIRE DEPARTMENT SERVICE AREAS Fenton Fire Dept. N l:;:::i:!jiijj Hartland Fire Dept. A ~ 5 mile radius from fire stations Data sourca: Tyrone Towrnhlp P1onnlng & Zoning Center. Inc. SCA!z Morch, 1992 302 South Wove,ty Rood 1:55,096 1 heh = 4590 feet Lonshg. Michigan �Livingston County, Michigan 2 3 ~- ~ ~ 0 a: z 0 !zw u. t-s ~ 12 + F LEY RD. 14 15 13 CENTER RD. 0 0 a: a: 22 ..J ..J :i: i:i ..J 23 ~ 24 w u. a, < :::;; ROHN RD. 25 ~, 0 a: w 35 36 ci5 11. ~ Map D-6 D Fenton \ SCHOOL DISTRICTS !:!::;;;;;::::! N Hartland A Linden Data source: Tyrone Township Ptonnfng & Zoning Center. Inc. Mach, 1992 302 South Woveny Rood SCAI.E 1:55,096 1 hd'I ~ 4590 feet Lonshg. Michigan �Livingston County, Michigan 5 2 3 d a: ~ w u.. Clough Cemetery 11JANEA AO. 8 12 7 + HOGAN RO. 18 ci a: z 16 17 F w EY AO. 14 15 0 z 13 :::; CENTER RO. c:i a: c:i a: 19 w 20 "':5 21 ~ 22 <( c:i a: i:; 23 i 24 u. CD <( ::. ROHN AO. 28 29 ...J ...J :i: ...J if DEAN RO. w a: 5 a: :c z~ c:i a: d 0 8::. 30 27 26 25 GERMANY RO. Gardner Cemetery FAUSSETT RO. ci a: 34 32 31 33 35 36 23 PARSHALLVIU.E RO. Map D-7 ■ HOLFORTH RO. COMMUNITY FACILITIES N A Public Facilities Data s00/C6: Tyrone Towmh/p PIOnnlng & Zoning Center, Inc. March, 1992 302 SOutt, 1/Vove,ty Rood SCALE 1:55,096 1 nch • 4590 feet LoneW'1g 1 Mfchtgan �Appendix E DEMOGRAPHIC PROFILE POPULATION CHANGE OVER TIME RACE In the last four decades Tyrone Township has experienced significant growth. In 1950 the Township population was 1,039. By 1990 it had reached 6,854an increase of over 6 1/2 times in 40 years. Comparatively, the County's population increased by about 5 1/2 times from 1950 to 1990 (See Figure E-1 and Table E-1). With respect to race, Tyrone Township is relatively homogeneous; 98.5% of its population is white. As of the 1990 Census Asian and Pacific Islanders, and Blacks each represented 0.2% of the Township's population, and; 0.6% was American Indian, Eskimo or Aleut. Persons of Hispanic origin (who may be of any race) amounted to 0.7% of the population. Although there have been population increases in Tyrone each decade, they have been sporadic. The largest percentage increases occurred from 1950 to 1960 and from 1970 to 1980. From 1940 to 1950 the population increased 13%; 1950 to 1960, 47%; from 1960 to 1970, 26%; from 1970 to 1980 TT%; and from 1980 to 1990; 13%. County increases during the same time periods vary slightly from Tyrone's figures in that the County had higher growth rates than the Township for the decades of 1940-1950, 1960-1970 and 19801990; and, lower growth rates than the Township in the decades of 1950-1960 and 1970-1980. (See Figure E-2 and Table E-2). Projections by the Livingston County Planning Department estimate that Tyrone's population will reach 11,281 by the year 2010, representing an additional increase of nearly 65% from the 1990 figure. The County's population is 86.7% white with 0.6% Black; 0.6% American Indian Eskimo or Aleut; and, 0.4% Asian or Pacific Islander. Those of Hispanic origin amounted to 0.8% of the County population. Minority populations became a slightly larger percentage of the total population between 1980 and 1990. In 1980 Tyrone was 99.4% white. The age structure of Tyrone Township suggests a high percentage of families with children (but fewer children per family than in previous decades) and a relatively low percentage of persons 65 years and over. As of 1990, 28. 7% of the population (1,970 persons) was 18 years or younger. The County's percentage of persons 18 years and younger was 28.6; the State, 26.5%. The percentage of persons 65 years and over in the County amounted to 8.2%. Tyrone Township's percentage of persons 65 years and over was less at 6.6%. The State's figure was 11.9%. Additionally, median age of the Township (33.9 years of age) is higher than the County and State figures (32.9 and 32.6, respectively). This suggests the presence of "baby boomers• raising families who pull up the median age vs. an increase in the number of persons over 65 years of age (See Figure E-5 and Table E-5). When looking at surrounding community population changes over time, it becomes evident that Brighton Township has experienced the most growth and urbanization. Hartland and Tyrone Townships are close in terms of population totals. Deerfield and Unadilla Townships have experienced lower growth rates than surrounding communities (See Figure E-3 and Table E-3). Density (the number of persons per square mile) is a good measure of urbanization. As can be seen from Figure E-4 and Table E-4 Tyrone Township density has closely paralleled the County's since the 1900's. In 1900, the Township had 25 persons per square mile while the County had 34. By 1990 total persons per square mile had reached approximately 187 in Tyrone and 198 in the County. Density in the Township increased just over 7 times while density in the County increased nearly 6 times in 90 years. Age/sex pyramids present a more detailed profile of a community's age structure. See Figures E-6 through E- 8 and Tables E-6 - E-8. In 1960, the single largest age group in the Township was represented by people 5-14 years of age (23.4%). Additionally, nearly 13% of the population was under 5 years of age. Those adults in the family rearing age groups; 25-34 and 35-44 accounted for 24% of the population. It can be surmised that in 1960 (as in 1990) Tyrone Township E-1 1YRONE TOWNSHIP COMPREHENSIVE PLAN �had a relatively large number of families in its population. By 1980 the age/sex pyramid displays a tighter range in age distributions. The percentage of persons 5-14 is still relatively high, but it has dropped, as has the percentage of persons 5 years and under. The number of persons in the 15-24 and 25-34 age groups have increased (those previously in younger age groups moving through the pyramid). In 1990 the percentage of persons 5 years and under had not changed much from what it was in 1980 (around 7%). The percentage of persons 5-14 was down to 16.6%; and those in family rearing ages (2544) was up to 34.4%. Smaller percentages of age groups 14 and under, in light of an increase in adults in child-rearing age, reflects state and national trends toward couples waiting to have children, smaller families and childless couples. 2.94; the state's, 2.66, Tyrone Township's average number of persons per household was 3.05. As indicated previously, state and national trends of smaller households have affected Tyrone. In 1980 the average household size was 3.46 persons and 1970, 3.83. See Figure E-10 and Table E-10. ~ SCHOOL ENROLLMENT Three school districts serve Tyrone Township; Hartland, Fenton and Linden. Each school district experienced enrollment drops during the early and mid-1980s but, with the exception of Linden, enrollments rose again in the late 80s (See Figure E11 and Table E-11). Cumulative enrollment for the districts over the last two decades has been around 8,000 students (K-12). See Figure E-12. HOUSING HOUSEHOLDS Between 1980 and 1990 the number of housing units in Tyrone Township went from 1,960 to 2,352; an increase of 21 %. Over the ten-year period the Township had 565 new single-family home building permits issued (an average of 56 per year) with 309 permits issued between 1988-1990. See Figure E-13 and Table E-12. Between 1980 and 1990 Tyrone Township's population increased 13%. In this same time period, the number of households increased by 21% (See Figure E-9 and Table E-9). This is a significant increase in households when compared to the population increase. This means that fewer people are taking up more space and these households, although smaller, are still likely to need a certain level of base services regardless of the fact that less people are in them (e.g., it still takes X amount of money to lay water and sewer lines along a street). In terms of public services, the household is generally the measure of service units rather than individuals. As of the 1990 Census, 97.2% of all occupied housing units in the Township were single-family homes. Of all the housing units in the Township, 94.1% were owner occupied. This is meaningful considering county and state averages of home ownership in 1990 were 84.5% and 71% respectfully. Median value of owner-occupied housing in Tyrone was $97,300 (the same as the County). Comparatively, median value of owner-occupied housing in the state was $60,600. Households are increasing at a faster rate than the population because of state and national trends of increases in single-person and single parent households in addition to a general decrease in the size of households. See again Figure E-9 and Table E-9. ECONOMY The Tyrone Township work force is, for the most part, a commuting work force. In 1990 the average travel time to work was 30 minutes. The county average is 28.4 minutes. The majority of the work force (85.4% in 1980) also indicated that they worked outside Livingston County, reporting to employment centers primarily in Genesee, Washtenaw and Oakland Counties, and the Detroit metro area. By 1990, 88.4% of the labor force reported to work outside the county. Married-couple families represent 81.7% of all households in the Township. This is significantly higher than county and state percentages of 71 .3% and 55.1%, respectively. As would be expected, because of the high percentage of married-couples and families in the Township, the number of persons per household ls higher than state and county averages. In 1990 the county average number of persons per household was E-2 TYRONE TOWNSHIP COMPREHENSIVE PLAN tC'\ �Although the percentage of persons employed in manufacturing in Livingston County decreased between 1980 and 1990, this sector still provides the highest percentage pf jobs. In 1980, 28.6% of all employed persons worked in manufacturing. By 1990 this figure dropped to 27.4%. The retail trade sector provided the second highest percentage of jobs in the County in 1980, but fell considerably by 1990 to 16.1 % becoming the 3rd largest source of jobs. To·e service sector was third in the County in terms of employment provided in 1980 at 21.6%. By 1990, it rose to 2nd place as the provider of jobs at 28.8%. See Figure E14 and Table E-13. Employment Security Commission calculates subsequent employment figures from the 1980 ratio, this trend is reported for remaining years in the decade. See Figure E-16 and Table E-15. As might be surmised by previously presented demographic information, Tyrone Township has a relatively high per capita income. Between 1979 and 1989 the Township's per capita income increased 100% (as opposed to an increase of 84.1 % for the state overall). In the same time period, the County's per capita income increased 108%. Since per capita income figures are derived by taking total income and dividing it by every adult and child, it is especially significant that Tyrone's per capita income remains relatively high since it has a higher than average median household size. See Figure E-17 and Table E16. In 1980, the percentage of Tyrone Township's work force employed in manufacturing was 36.8%, quite a bit higher than the county average. By 1990 this figure fell to 27.8%. In 1980, Tyrone had a higher percentage of its work force (26.6%) in the services sector than the county; by 1990 it rose to 31 .6%. Retail trade . (typically a lower income generator) provided only 14.1% of all Tyrone Township jobs in 1980 and rose to 17.8% in 1990 (see Figure E-15 and Table E-14). State equalized value in the Township has increased considerably since 1974, rising nearly twelve times in seventeen years. (See Table E-17) Revenue generated from the tax base has also increased considerably with the Township experiencing a nearly six-fold increase in revenues; the county a five-fold increase; and the schools a 6 1/2 fold increase. In 1980, the Township's unemployment rate was lower than the County's. Since the Michigan E-3 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Table E-1 HISTORIC POPULATION LIVINGSTON COUNTY 19 664 17736 17 522 19274 20863 26725 38233 58 967 100 289 115 645 1900 1910 1920 1930 1940 1950 1960 1970 1980 1990 Figure E-1 POPULATION GROWTH TREND LIVINGSTON COUNTY: 1900-1990 120,000 100,000 80,000 C = .5Z 0 ::, a. 60,000 0 Q. 40,000 20,000 1900 1910 1920 1930 1940 1950 1960 1970 Source: Uvingston County Planning Dept. E-4 TYRONE TOWNSHIP COMPREHENSIVE PLAN 1980 1990 �Table E-2 POPULATION GROWTH TREND Livingston County Tyrone Township % increase in oooulation 13.00 47.00 26.00 77.00 13.00 1940-1950 1950-1960 1960-1970 1970-1980 1980-1990 28.00 43.00 54.00 70.00 15.00 Figure E-2 POPULATION GROWTH TREND LIVINGSTON COUNTY AND TYRONE TOWNSHIP 80.00 ■ Tyrone Twp. 70.00 [] Livingston County 60.00 Percent Growth 50.00 40.00 30.00 20.00 10.00 0.00 1950 1960 1970 1980 1990 Sourcs: Uvingston County Planning Dept. E-5 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Table E-3 HISTORIC POPULATION Trone 1 039 1 523 3437 1950 1960 1970 1980 1990 son 6854 Bri 1 645 2875 5882 11 222 14 815 Deerfield 919 1 149 1 734 2 611 3000 Unadilla T 1 078 1 216 1 793 2874 2 949 Hartland 1 098 1 436 2630 6034 6860 1 861 2282 2457 4268 5686 Figure E-3 POPULATION GROWTH TREND TYRONE TOWNSHIP AND AREA COMMUNITIES 16000 14000 12000 0 10000 C: 0 3 a.. 1950 ■ 1960 0 .:; 8000 IIIIIl 0 a.. 1970 6000 ■ 1980 4000 § 1990 2000 0 Tyrone Brighton Deerfield Unadilla Hartland City of Twp. Twp. Brighton Source: Uvingston County Planning Dept. E-6 TYRONE TOWNSHIP COMPREHENSIVE PLAN hton Cit �Table E-4 PERSONS PER SQUARE MILE 1900 1920 1940 1960 1970 1980 1990 Tvrone Two. 25 20.2 25.2 41.7 94.2 166.5 187.2 Countv 33.9 30.2 35.9 65.9 101.6 172.7 198 Figure E-4 PERSONS PER SQUARE MILE TYRONE TOWNSHIP AND LIVINGSTON COUNTY ■ Tyrone Twp. 200 ifill County 150 100 50 0 1990 Source: Derived from Dscsnnia/ Census E-7 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Table E-5 MEDIAN AGE Tvrone Countv State 23.8 28.7 25.5 28.3 32.9 26.5 28.8 32.6 1970 1980 1990 33.9 Figure E-5 MEDIAN AGE DISTRIBUTION 1970-1990 35 BJ ■ 1980 30 lllffl 25 ., 20 ~ C . S! -.:::, Q) 2 1970 15 10 Tyrone County Source: Decennial Census E-8 TYRONE TOWNSHIP COMPREHENSIVE PLAN State 1990 �Table E-6 AGE/SEX DISTRIBUTION BY PERCENT TYRONE TOWNSHIP: 1960 Male 6.63% 11.75% 6.89% 4.14% 7.62% 5.91% 4.79% 3.81% Under 5 5-14 15-24 25-34 35-44 45-54 55-64 65+ Female 5.98% 11.69% 5.65% 6.17% 6.11% 5.65% 4.01% 3.22% Figure E-6 AGE/SEX DISTRIBUTION BY PERCENT TYRONE TOWNSHIP: 1960 ,..,.. ,..,.. ,.. ■ Female . ... ,... .... ■ Male ,, I ,I)' -~ ◄ r· ,., • . .. I ,1 ,.. l';;I 15 10 s 0 s Source: Decennial Census E-9 TYRONE TOWNSHIP COMPREHENSIVE PLAN 10 15 �Table E-7 AGE/SEX DISTRIBUTION BY PERCENT TYRONE TOWNSHIP: 1980 Under 5 5-14 15-24 25-34 35-44 45-54 55-64 65+ Male 3.55% 10.93% 9.40% 7.24% 8.31% 6.06% 3.29% 2.25% Female 3.14% 10.43% 8.10% 7.82% 8.75% 5.20% 2.91% 2.62% Figure E-7 AGE/SEX DISTRIBUTION BY PERCENT TYRONE TOWNSHIP: 1980 ■ Female ml 15 10 5 0 5 Source: Decennial Census E-10 TYRONE TOWNSHIP COMPREHENSIVE PLAN 10 Male 15 �Table E-8 1990 AGE SEX DISTRIBUTION FOR TYRONE TOWNSHIP Female 4 8.6 6.1 7.7 9.4 7.1 3.7 3.4 Male 3.27 8.00 6.64 7.48 9.76 6.87 4.48 3.19 Under5 5-14 15-24 25-34 35-44 45-54 55-64 65+ Figure E-8 1990 AGE SEX DISTRIBUTION FOR TYRONE TOWNSHIP ■ Female lilll -10 -8 -6 -4 -2 0 2 Sourcs: Dscsnnia/ Census E-11 TYRONE TOWNSHIP COMPREHENSIVE PLAN 4 6 8 Male 10 �Table E-9 NUMBER OF HOUSEHOLDS TYRONE TOWNSHIP 1960 1970 1980 1990 Trone 407 897 1756 2211 Figure E-9 NUMBER OF HOUSEHOLDS TYRONE TOWNSHIP 2500 2000 1500 1960 1980 1970 Source: Decennial Census E-12 TYRONE TOWNSHIP COMPREHENSIVE PLAN 1990 �Table E-10 PERSONS PER HOUSEHOLD 1970-1990 1970 1980 1990 Tvrone State Countv 3.83 3.46 3.1 3.21 3.39 2.94 3.27 2.84 2.66 Figure E-10 PERSONS PER HOUSEHOLD 1970-1990 4 [ill 1970 ■ 1980 3.5 ■ 1990 3 -0 0 ..c: 2.5 ~ en ::::, 0 ::c .... ~ a.. 2 en C: 0 ....en ~ a.. 1.5 1 0.5 0 Tyrone State Source: DeCfHlnial Census E-13 TYRONE TOWNSHIP COMPREHENSIVE PLAN County �Table E-11 SCHOOL ENROLLMENT BY DISTRICT 1971-1990 1971 19TT 1981 1986 1990 Hartland Scool District 2 016 3327 3457 3 017 3113 Linden School District 2200 2600 2685 2403 2 341 Fenton School district 3557 3488 3145 2738 2 874 Figure E-11 SCHOOL ENROLLMENT BY DISTRICT 1971-1990 . .fl C: 4000 D 3500 ■ Linden School District 3000 §! Fenton School district 2500 E ~ ..... 2000 C: -g ;x 1500 1000 500 0 1971 19TT 1981 1986 1990 Source: Respective School Districts (1971-1990) E-14 TYRONE TOWNSHIP COMPREHENSIVE PLAN Hartland Scool District �Figure E-12 SCHOOL ENROLLMENTS EJ 10000 ■ Linden School District 9000 11111 Hartland Scool District 8000 7000 ~ ., C: .s 6000 .s 5000 ~ 4000 ~ ~ 3000 2000 1000 0 1971 Fenton School district 19n 1981 1986 1990 Sourr»: Respective School Districts (1971-1990) E-15 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Table E-12 DWELLINGS UNITS ADDED TYRONE TOWNSHIP 1980-1990 Tvrone 39 19 9 13 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 17 31 66 62 100 110 99 Figure E-13 DWELLINGS UNITS ADDED TYRONE TOWNSHIP 1980-1990 ~ 120 100 80 ~ C ::::, "'" ~ 60 ~ 40 1980 1981 1982 1983 1984 1985 1986 1987 Source: Uvingston County Planning Dept. E-16 TYRONE TOWNSHIP COMPREHENSIVE PLAN -- - - 1988 1989 1990 �• Table E-13 EMPLOYMENT BY SECTOR LIVINGSTON COUNTY: 1980 & 1988 Industry of Employed Years Agricultural Services Fo~estrv Fisheries Mining Contract Construction Manufacturing TransportationCommunication and Other Public Utilities Wholesale Trade Retail Trade Finance Insurance Real Estate Services Public Administration Percent of Persons Employed 1980* 1990* 0.43 1.7 0.41 0.21 6.00 7.7 28.60 27.4 2.60 3.9 4.50 26.70 8.60 21 .60 7.70 5.40 16.1 6.2 28.8 2.5 * Number may not total 100% due to rounding Figure E-14 EMPLOYMENT BY INDUSTRY LIVINGSTON COUNTY: 1980 & 1990 • 30.00 ■ Agricultural Services, Forestry, Fisheries 25.00 D Mining ■ Contract Construction (I.) u ._ 20.00 D Manufacturing Ill Transportation Communication and Other Public Utilities !:El Wholesale Trade 0 u... -"" ._ 0 3:: 0 15.00 (I.) C7\ .B c:: (I.) u ._ ~ Retail Trade (I.) 0... 10.00 5.00 IIIIII Finance, Insurance, Real Estate II Services 11'1 Pubic Administration 0.00 Source: County Business Psttems, Census Bureau E-17 TYRONE TOWNSHIP COMPREHENSIVE PLAN �Table E-14 EMPLOYMENT BY SECTOR TYRONE TOWNSHIP Industry of Employed Persons Percent of Persons Emoloved 1980* 1 0.41 4.2 36.8 4 Aariculture Forestrv and Fisheries Minina Construction Manufacturina Transportation Communication and Other Public Utilities Wholesale Trade Retail Trade Finance. Insurance and Real Estate Services Health Services * numbers may not total 100% due to rounding . Percent of Persons Ernoloved 1990* 0.9 0 6.0 27.8 3.7 4.3 14.1 5.3 26.6 5.6 6.2 17.8 5.1 31 .6 0.92 Figure E-15 EMPLOYMENT BY INDUSTRY TYRONE TOWNSHIP: 1990 40 ■ Agriculture, Forestry, and Fisheries 35 ii D 30 Mining ■ Construction D .. 25 ~ 11111 ~ Ill Transportation 1 20 'communication and Other Public Utilities (i .g' c ~ a.. Efl 15 Wholesale Trade ~ Retail Trade IIIIII Finance, Insurance and Real Estate L1 Services 10 5 Manufacturing . l:lil II Public Administration Source: Decennla/ Csnsus E-18 TYRONE TOWNSHIP COMPREHENSIVE PLAN �• Table E-15 UNEMPLOYMENT RATES TYRONE TOWNSHIP & LIVINGSTON COUNTY: 1984-1990 • Countv Unemolovment Townshio Unemolovment 8.7% 7.0% -6.1% 5.75 5.45 5.0% 5.9% 1984 1985 1986 1987 1988 1989 1990 7.6% 6.1% 5.3% 4.9% 4.7% 4.4% 5.1% Figure E-16 UNEMPLOYMENT RATES TYRONE TOWNSHIP & LIVINGSTON COUNTY: 1984-1990 • 9 Iii County Unemployment 8 ■ Township Unemployment a> 7 - 6 a:ii C Q) E 5 ~ a. 4 E a> C 3 ~ 2 :) 1 0 1984 1985 1986 1987 1988 1989 Source: Michigan Employment Security Commission (1984-1990) • E-19 TYRONE TOWNSHIP COMPREHENSIVE PLAN 1990 �Table E-16 PER CAPITA INCOMES 1979 & 1987 Tyrone Two. 1979 1989 State Countv $7688 $14,154 $8323 $17 327 $8894 $17792 Figure E-17 PER CAPITA INCOMES 1979 & 1989 CJ 18000 1979 16000 ■ 1989 14000 12000 cu > cu _J 10000 cu E 0 u -= 8000 6000 4000 2000 0 County Tyrone Twp. State Source: CBnsus Bureau Table E-17 TYRONE TOWNSHIP TAX LEVY 1974 1978 1982 1988 1991 ~· County Taxes Stat Equalized Rate Taxes . Valuation 139349 27.593 950 5.05 44 852,340 5.25 235474 81 067724 5.40 438025 ._ 94152510 5.71 537234 651,996 131708558 4.95 Township Taxes Rate 1.00 1.00 1.18 1.29 1.20 School Taxes Taxes Rate Taxes 27593 44856 96057 121 880 158010 35.39 40.02 41 .n 45.68 48.29 976 502 1794991 3.386247 4 301185 6,359745 E-20 TYRONE TOWNSHIP COMPREHENSIVE PLAN Total Taxes Rate 41 .44 46.27 48.36 52.68 54.44 Taxes 1 143446 2,075,323 3,920,329 4,960299 7,169,753 �• Table E-18 SHARE OF TOTAL MILLAGE RATE FOR 1990 TYRONE TOWNSHIP 1990 School District 87.16% Livin ston Count 10.31% Figure E-18 SHARE OF TOTAL MILLAGE RATE FOR 1990 TYRONE TOWNSHIP 1990 ■ TyroneT~ . 11111 School District CJ • Source: Tyrone Township's Clerics Offlcs • K:llyronellyr~.doo E-21 TYRONE TOWNSHIP COMPREHENSIVE PLAN Livingston County � 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 Tyrone-Twp_Comprehensive-Plan_1993 Creator An entity primarily responsible for making the resource Tyron Township Planning Commission and Board, Tyrone Township, Livingston County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1993-10-25 Title A name given to the resource Tyrone Township Comprehensive Plan Description An account of the resource The Tyrone Township Comprehensive Plan was prepared by the Tyrone Township Planning Commission and Board with assistance from the Planning & Zoning Center, Inc. and was published on October 25, 1993. Contributor An entity responsible for making contributions to the resource Planning & Zoning Center, Inc. (consultant) Subject The topic of the resource Comprehensive plan publications Tyrone Township (Mich.) Livingston County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/f1032a90b793824c8686b2b87f9ef5ef.pdf 93ee417f10154033b16c83a4a555745b PDF Text Text �. JOINT COMPREHENSIVE PLAN CITY OF SAUGATUCK, SAUGATUCK TOWNSHIP AND CITY OF VILLAGE OF DOUGLAS Prepared by the Tri-Community Planning Committee Saugatuck City Planning Commission City of Village of Douglas Planning Commission Saugatuck Township Planning Commission Saugatuck City Council City of Village of Douglas Council Saugatuck Township Board of Trustees With assistance of the Planning & Zoning Center, Inc. 715 N. Cedar St. Suite 2 Lansing, Ml 48906-5275 517-886-0555 517/886-0564 Fax www.pzcenter.com With financial assistance from the Coastal Zone Management Program of the Michigan Department of Environmental Quality and the National Oceanic and Atmospheric Administration authorized by the Coastal Zone Management Act of 1972. The views presented herein are those of the authors, and do not necessarily reflect the views of NOAA, the DEQ or any of its sub-agencies. June 2005 Update of 1989 Tri-Community Comprehensive Plan �TABLE OF CONTENTS Chapter 1: Goals & Policies: The Area Wide Policy Plan Introduction .............. ... .. .. .. ....... ... ..... ... ... .. .... ... ................. ............... ...... .. .............. ...... 1-1 Ovet arching Goal ........ ... .. .. .................... ...... .. .. .. .... ....... ....... ...... ..... ..... ............. .......... 1-2 Community Character ... ...... ..... .......................... .... ............................ ... .. ... ... ...... ........ 1-2 Growth Management. .. ........ .... ... .... ................. .... ....... ... ... ..... ..... ........... ........ .... .... ... ... 1-4 Ten Tenets of Smart Growth ............ ............. ... ...... ... .......... .. ... ........ .... .. .................. ... 1-4 Land Use and Community Facilities ...... .. .. .. ..... .. .... ........ ................ .. .. .. .............. ..... .... 1-5 Agriculture ....... .. ... ...... .... ... .. ........ .... ... .................................... .... .... .... ..... .. .... ... .... .... ... 1-5 Economic Development ... ........ ..... ...... ..... .... ......... .. .... ... ...................... .. ... ........ .......... 1-6 Commercial ... ... ..... ..... ...... .... ..... ..... .... .... ........................ ........ .... ... ............ .. ......... ...... . 1-7 Industrial ..... ........... ..... ............. ... ... ... ... .. .... ....... .... .... ........ .. ............... .... ... ... ..... .... ...... 1-9 Cultural/Historic/Archeological ....... ............. .. .......... ..... ... ... ...... .. ... .... ............. .......... . 1-10 Housing/Residential ..... .... ........ ......... ... .... ..................... .. ..................... ............. ........ 1-10 Special Environments and Open Space ..... ..... ...... .. ..... .. ..... ... ... ........... ... .. ..... .......... . 1-12 Waterfront ... .. ... ....... ....... .. ...... ......... ................ ... .. ........ ......... ........ ... .. .............. ... ... ... 1-13 Recreation .. ... ..... ...... .... ....... .............. .. .. ........ ..... .. .... ..... ....... .... ... ...... .... ..... .... ... .. .. ... 1-14 Transportation ............. .... ...... ........ ... .. ... .. .. .. .. ....... ........... ..... ... ... ........ ........ ......... ...... 1-15 Water and Sewer ..... .......... ........ ... .... .. ................ ..... .......... .... ................ ................... 1-16 Police, Fire and Emergency Services ... ..... ........................................ ... ... ........ ... ... ... . 1-17 Social Services .... .... ...... .... ...... ... .... ... .. ........ ........ .... .... .. ...... ........ .. ............ ..... ... ....... 1-17 Waste Management ........ ...... ... ....... .. ........... ... ...... .. ........ .... .. .............. .. .. .. .. .............. 1-17 Energy ........ .... .. .. ... .... ............. ......... .... .. .. .. .. .... ..... .. ...... ........ ....... ... ........... ..... ........ .. 1-18 Chapter 2: Demographics Introduction ...... ............ .. ............... .. ............ .. ........ ... ............................ ... .. ..... ... .... ...... 2-1 Population Size .................. ... ...... ... ........................ ..... ........... ....... .. .... .. .. .. .... ..... ....... .. 2-1 Projected Population ... ..... .. ........... ...... .... ... ... ...... ....... .. .... .... .. .... .... ......... ... .......... .. ..... 2-1 Seasonal Population .... .. ... ........... .... .... ......... ................. ..... ... ... ..... ......... ....... ... .. .. .... .. 2-2 Households and Average Household Size .................... .................... ..... .. ............. ... ... 2-2 Educational Attainment ..... ... ..... ........ ............ ..... .. ..................... ... ... ... .... ........... ... .... ... 2-6 Chapter 3: Economics ... ...... ..... ..... ... ..... .................... ... .. ................ ... ...... .. ......... .. .... 3-1 Introduction ................ ....... ..... .... .. .. ... ......... ..... ...... .......... ..... ..... ... .. ....... ... ...... ........... .. 3-1 Economic Base .. ..... .. .... .... ........ ... ..... ... ....... .. .. ................ ........ .. ...... .. ......... .. ...... ... ... .. . 3-1 lncome ................. ..... ..... .. .. .. .. .... .... .... .. ... ............... .... ........ ... .... ... .. .... ... .......... .... ..... ... 3-1 House Value .. ........................ ...................... ... ..... ... .. .. ... ......... ... .... .. ............. ........... .. . 3-1 Work Force ... .. ..... ... ......... .. ... .................. .. ......... ................ ....... ... ... ...... .......... ...... .... .. 3-2 Employers ..... ........ ............ ....... ........ .. ..... ... ... ... ... ..... ....... .. .......... .. .. ....... ............. ... ..... 3-3 SEV ......................... ... ... .... ... ... ... ..... ... ............... ... ... .... ......... ......... ............ ...... ........... 3-3 Building Permits .. .................... .. ... ..... ............. ...... ... ........ ... ... ... .. ... ... .... ........ ........... .... 3-5 Chapter 4: Natural Resources and the Environment Introduction .. ..... ..... ...... ... ........... ........... ..... ... ... ..... ..... ....... .. ..... ... ... .... .... ... .. .............. .. 4-1 Climate .. .. ................. ..... ... .. ....... ..... ..... ....... ...... ..... ......... .. ..... ... .. ......... ... ... .... ........... .. . 4-1 Geology ... .... ..... .. ...... .... .. ... ..... .............. ..... ... .......... ..... ... ... ............... ... .... .. ..... .. .......... 4-2 Topography .. ........ ....... ...... .... .. .... ... ........... ..... ............. ... .. .. .... ... ..... ..... ....... ........... .. .. .. 4-2 Drainage ...... ... ..... .. ....... .... .... .. ..... .. ... ....... ..... ... ....... ..... .......... .... ... .. ... ... ....... ... ...... .... .. 4-5 Floodplains ......... ...... .. ...... ..... ..... ........ .. .... ... ... ... .... ... ......... ..... ..... .. .. ... ... ... .. ........ ..... ... 4-5 Tri-Community Comprehensive Plan Update June,2005 �TABLE OF CONTENTS continued Chapter 4: Natural Resources and the Environment, continued Wetlands .. ........ ....... ........ ................... ..... ........... .. .............. ....... ......... ..... ... .. .... ........... 4-7 Soil~ ............................................................................................................................ 4-8 Basement Limitations .............................................................................................. 4-8 Septic Limitations .................................................................................................... 4-8 Standards for Septic Systems ...... .. ...... ....... ..... .. .... ..... ........ ... .. ... ... .. .............. ..... ... . 4-11 Single Family Residential ........................................................................................ 4-11 All Other Residential, Plus Commercial .. ............................................................... .. 4-12 Hydric Soils ............................................................................................................. 4-12 Prime Farmland ....................................................................................................... 4-13 Groundwater ................. .. ............................................................................................ 4-16 Special Features ................................. .. ......... .......... ........... .............. .... ...... ..... ... .... .. .. 4-18 Lake Michigan Shoreline and Beaches ................ ................ ................................... 4-18 Sand Dunes ................. ................... .. .............. ...................................... ........ .......... 4-23 Woodlands .................................................................................................................. 4-23 Chapter 5: Existing Land Cover and Use Introduction .. .......... .. .................... .... ... .. ...... ........ ..... ..... .. ............... ......... .... .. .............. 5-1 Land Use/Cover Data Sources .. ...... ......... .. ....... .............. ................. ........................... 5-1 Land Use by Tax Class ... ............ .... ..... .................. ..... ..................... .............. ...... .... 5-3 Agricultural .................................................................................................................. 5-6 Prime Farmlands ................. .. ...... .. ..... .. .......... .......... ......... ...... ... ... ... ......... .............. 5-6 Michigan Farmland Preservation Act.. ..................................................................... 5-6 Residential .................................................................................................................. 5-6 Lakeshore Area ....................................................................................................... 5-6 Kalamazoo River ..... ... ..... ... ..... .. ... .......... ........ ........... ..... .............. ...................... ..... 5-7 Rural Areas ............................................................................................................. 5-7 Douglas ................................................................................................................... 5-7 Saugatuck .......................... .......... ............. ... .... .. ....... ..... ... ... ......... ..... .. .. ..... ..... ....... 5-7 Commercial .. ..... ....... .. ....... .. .................. .. ..... .... ........ .. ....................... ..... ... ... .. .. ........... 5-8 Blue Star Highway ................................................................................................... 5-8 Downtown Saugatuck ............................................................................................. 5-8 Douglas Village Center ... ................................ ...... ... ........................ ....... .......... .... .. . 5-8 Industrial .... ........ ........ ..... .......... ............. .............. ...... .. .. ... ........ ...... ....... ............. ..... .. . 5-9 Cultural, Historical, and Archeological Resources .................................................. ..... 5-9 Community Cultural Base .... .. ....... ... ................... ......... ... ... ... ... ..... ...... ..... .......... ...... 5-9 Community Historic Character.................. ... ........ ................. ...... ... ...................... .... 5-9 Historic Buildings and Sites ...................... ....... ................ ... .. .. ............. ..... ......... .. .. .. 5-9 Historic Districts ...................................................................................................... 5-1 O Douglas Historical Preservation Committee ............................................................ 5-10 Archaeological Sites ................................................................................................ 5-11 • Chapter 6: Public Facilities and Services Introduction ..... .......... ....... ................ ....... .... .. ............ ... ......... ....... ..... ... ... ...... ... ... ........ 6-1 Utilities .. ... .. .. .. .. .. ......... ... ..... .. ........................................... .......... ........... ... ..... ... ...... .. ... 6-1 Sewer and Water Authority ..................................................................................... 6-1 Water System ... ..... ...... ..................... ... ....... .......... ... ... ......................... ... ....... .... .. ... 6-1 Sewer System ................ ... ...... ....... .................... .. .. .. .. .. .. .... ... ... ..... ... .. ....... ...... ........ 6-4 Tri-Community Comprehensive Plan Update June, 2005 ii �,... TABLE OF CONTENTS continued Chapter 6: Public Facilities and Services, continued Overview of Sewer Agreement ................................................................................ 6-4 Storm Sewers ......................................................................................................... 6-5 County Drains ......................................................................................................... 6-5 Gas Electric, Telephone and Cable ......................................................................... 6-7 Transportation ............................................................................................................. 6-7 Overview ................................................................................................................. 6-7 Road Classifications and Volumes .......................................................................... 6-7 Traffic Counts ........................................................................................................ 6-10 Speed Limits ......................................................................................................... 6-12 Crash Locations .................................................................................................... 6-12 Blue Star Highway ................................................................................................. 6-13 Lakeshore Drive .................................................................................................... 6-15 Transit ................................................................................................................... 6-15 Non-motorized Transportation ............................................................................... 6-15 Air ......................................................................................................................... 6-16 Police, Fire and Emergency Services ........................................................................ 6-16 Police .................................................................................................................... 6-16 Fire ........................................................................................................................ 6-16 Emergency Services ............................................................................................. 6-16 Hospitals ............................................................................................................... 6-17 Schools ..................................................................................................................... 6-17 Solid Waste Disposal ................................................................................................ 6-20 Brush and Leaf Pickup .......................................................................................... 6-21 Public Facilities ......................................................................................................... 6-21 Chapter 7: Recreation and Open Space Introduction ................................................................................................................. 7-1 Administrative Structure .............................................................................................. 7-2 Areawide Recreational Opportunities .......................................................................... 7-2 Physical Recreation ................................................................................................ 7-3 Social Recreation .................................................................................................... 7-4 Cognitive Recreation ............................................................................................... 7-5 Environmentally Related Recreation ....................................................................... 7-5 Recreation Inventory ................................................................................................... 7-6 Recreational Needs and Use ...................................................................................... 7-11 Non-Motorized Trails and Bike Paths ...................................................................... 7-12 Waterfront Open Space ........................................................................................... 7-15 Senior Citizens Center ............................................................................................ 7-15 Recreation and Local Spending .................................................................................. 7-16 Open Space Protection ............................................................................................... 7-16 Definitions ............................................................................................................... 7-17 Chapter 8: Waterfront Introduction ................................................................................................................. 8-1 Watersheds of the Kalamazoo River Basin ............................................................. 8-2 Primary Ecosystems ................................................................................................... 8-5 Water Quality .............................................................................................................. 8-6 Tri-Community Comprehensive Plan Update June,2005 iii �J TABLE OF CONTENTS continued Chapter 8: Waterfront, continued Bacterial Pollution ................................................................................................. 8-13 Lal<e Levels .. ... ..... ...... ................... ..... ........ .................... ..... ... .......... .. ... ............ ........ 8-13 Harbor ....................................................................................................................... 8-14 Marine Safety ............................................................................................................ 8-21 Existing Land Use Along Waterfront. ..... ... .. .............. ..... ............................................ 8-22 High Water/Low Water ...... ... ...... ... ..... ...... .. ..................... .. .............. ........ ... ..... ...... 8-22 Acquisition and Development of Public Lands Along the Waterfront. ..................... 8-24 Limiting the Intensity of Development.. .................................................................. 8-25 Retaining Visual Access, Aesthetics and the Character of the Area ........... ........... 8-26 Surface Water Use Conflicts ........ ........... ... .... .. ............................... ................ ..... .... . 8-27 Recommendations to Guide Future Use ................................................................... 8-27 Need for Intergovernmental Cooperation .................................................................. 8-28 Chapter 9: Growth and Development Trends Introduction .......... .. ... ............. .. .... ....... ................. ... ..... .. ... ........... ... ....... ........ .. .. ...... ... 9-1 Growth Rates .......................................................................................................... 9-1 Residential & Commercial Construction ........................... .. .. ...... .......................... .. . 9-5 Policy Implications ....................................................................................................... 9-6 Chapter 10: Future Land Use lntroduction .............................................................................................................. 10-1 Planning and Design Principles ................................................................................ 10-1 Protection of Public Health and Safety ................................................................. 10-3 Conservation of Natural Resources ...................................................................... 10-3 Environmental Protection ................................................................ ...... ...... ......... 10-3 Minimizing Public Service Costs ........................................................................... 10-3 Efficiency and Convenience in Meeting Land Use Needs ..................................... 10-3 Insuring Compatibility Between Land Uses .......................................................... 10-4 Development and Conservation Areas ..................................................................... 10-4 Preservation of Community Character...................................................................... 10-4 Residential ............................................................................................................... 10-5 Commercial .............................................................................................................. 10-5 Industrial .......... ... ... ............................ .. ......................... ........................................... 10-6 Agricultural ............................................................................................................... 10-7 Waterfront Mixed Use .............................................................................................. 10-7 Greens pace and Preserve .... .... ................... ........................................................ ... . 10-7 Highway Buffer ......................................................................................................... 10-8 Chapter 11: Zoning Plan Introduction .............................................................................................................. 11-1 What is a Zoning Plan? ............................................................ ........... ................. .... 11-1 Relationship to Joint Comprehensive Plan ........... .................... .................... .... ........ 11-1 Districts and Dimensional Standards ........................................................................ 11-1 City of Saugatuck ............................................... ............. ............. .... ............... .... 11-2 Commercial Districts ..... .... ........... ..... .............. .... .................... .. ....... ........... .... 11-2 Residential Districts ....................................................................................... 11-2 Cultural/Community District. ........................................................................... 11-3 Tri-Community Comprehensive Plan Update June,2005 iv �TABLE OF CONTENTS continued Chapter 11: Zoning Plan, continued Conservation and Recreation District ........ ..... .. ... .. .... ... ......... .. ....................... 11-3 • Mixed Use District .... ..... ... .. .... ... ... .. .... .... ..... ........ ... .... .. .... .. ..... ..... ...... ............ 11 -3 Saugatuck Township ...... .......... ...... ... ... ... ....... ............ .... .... .. ...... ..... .... ............. .. 11-4 Rural Districts .... ........ ... .. ....... ..... .. ..... .... ......... .. .... ... ... .... .......... ... .. .... ... .. ... ..... 11-4 Residential Districts ...... ............ ...... ........ ......... ... ................ ... ..... ... ................. 11-5 Commercial Districts .... ....... .. ................ .. ....... .......... .. ........ .. .... ....... ...... .... .... .. 11-5 Industrial District ...... .. .. ... .... ... .. .... .... ..... ..... .... ...... ... ..... ..... ... .. ... .... .......... .. .. .... 11 -6 City of the Village of Douglas .... .... .. ............... ... .... ........... ...... ......... ... .. ........ ....... 11-7 Residential Districts ............ ..... ... ......... ..... .... ..... .............. ..... ..... ...... ...... ... ... ... 11-7 Commercial Districts .. ... ... .... .. ..... ... ... ............... .. ......... .... ... .. ..... .... ........... .. ..... 11-7 Industrial Districts ............... .. .. .... .... .... ...... ....... .......... .. ....... .......... .................. 11-7 Public Lands District .. .... ............ ...... ........................... ........ ... ......... ................ 11-7 Chapter 12: Intergovernmental Cooperation Introduction ......... .... ........ .... ... ..... ........ .... ............ ................ ... ............ ...................... 12-1 Tri-Community Intergovernmental Cooperation Issues .. ........ ............ ... .. .. ..... .. ... .... .. 12-1 Adjoining Jurisdiction Issues ...... .. ... ............ .. ... ........... ... .... ...... ...... ... .... ... ... ..... ........ 12-2 Chapter 13: Strategies for Implementation Introduction ..... ... ... ........ .. ...... ... .......................... ... ..... ... .. .... ........ ...... ... ..... ..... .... ... ... 13-1 Elements of Successful Plan Implementation ...... ...... .. ... ... ...... ...... .. .. ......... ... .. ... ... ... 13-1 Central Ingredients .. .... .. ... .. ............ ....... ..... .... ... .. .. .... ... ... .... ....... ....... .. ....... ..... .. ... 13-1 Focusing on Priorities ...... ...... ............... ..................................... .... ......... ..... ... ...... 13-1 Annual Tasks .. .......... .... ..... .... ... ............. ....... .. ... ..... .... ... ... .... ... ... .. .. .... .. ..... ........ .. 13-1 Priority Recommendations to be Implemented ..... .. .. ...... .... .... .............. .... ......... .. .... . 13-2 All Three Jurisdictions Together ....... .... ...... .. .... .... ... ... ... .......... .... ... ................. ..... 13-2 Governing Body Priorities ............... ...... .................. ....... ............. .... ..... ....... ... .... ... 13-2 Planning Commission Priorities .................. ... ... ..... ......... .. ...... ....... ...... .. ........ ... .... 13-2 Saugatuck City ............. ...... ... ... ...... ... .......... ....... .... .... ... ... ..... ... .... ...... ...... .......... .. 13-3 City of the Village of Douglas .. ..... ..... ... .... ............... ...... ... ... .... ...... ..... .. ..... .. .. ...... . 13-4 Saugatuck Township ............................ ... ... ............. ........................ ........... .. ........ 13-4 Key Strategies to be Implemented ........... .... ..... ...................... ..... .......... .. ................ 13-5 Bibliography Appendix: Results of 2004 Citizen Opinion Survey See separate file on CD Tri-Community Comprehensive Plan Update June, 2005 V �TABLE OF CONTENTS continued LIST OF MAPS 4-1 ' Tri-Community Topography .... .... .. ....... ............ ... ...... ..... ..... ..... .. ....... .... .. ....... ..... 4-4 4-2 Tri-Community Floodplains ... ...... ..... ........... .. .......... ....... ......... ................. ........... 4-6 4-3 Tri-Community Wetlands and Hydric Soils ......... ... .... ....... .. .. .. ..... ..... .. .... .... ..... ... . 4-9 4-4 Tri-Community Development Limitations .... .. .... .... .. ....... .. .. .. .... .. ... ..... ... .. .... ........ 4-10 4-5 Prime Farmlands with Agricultural Protection ........ .. ......... ... ...... ................. ......... 4-15 4-6 Tri-Community Groundwater Vulnerability and Well Locations ... .... .. .. ...... ....... .... 4-17 4-7 Tri-Community High Risk Erosion Areas ... ... .. .. ...... .. .. .. ..... ............ ...................... 4-22 4-8 Tri-Community Critical Dunes Areas ... .. ... .. ... ...... ....... ............... .... ... .. .... .... ...... .. . 4-24 4-9 Tri-Community Woodlands ............. ......... ....... ..... .... ..... .... ... ....... ... ..... ... .. .. .. ... .. ... 4-25 5-1 Tri-Community Land Cover/Land Use, 1996 ... ...... .. ....... .... ................. .. .. .. .... ...... 5-2 5-2 Tri-Community Land Use by Tax Class, 2003 .... .. ..... ... .... .... ....... ...... .... ...... ... ..... 5-5 5-3 Saugatuck Historic District ....... ....... .. ......... ... .............................. ...... ... .. .... ..... .. .. 5-13 6-1 Tri-Community Utilities .......................... .......... .... .. ... .... ........ ... ......... .. .. .. ...... .. .. .. . 6-3 6-2 Tri-Communities County Drains in the ..... .. ..... .... .... ..... ........... ............... ........... ... 6-6 6-3 Road Classifications .... .. ... .... .. ...... ... ............ .. ..... .... ... ....... .. ... .... .... ..... .......... ...... . 6-9 6-4 Tri-Community Traffic Count Locations .... ..... ...... .. .. ... .. .. ... .... .... ...... .. ... ... ..... .. .... . 6-14 6-5 Tri-Community Public Facilities and School Districts ..... .... .. .... ...... .. ............. ....... 6-19 7-1 Tri-Community Recreation Facilities .... .. .... .......... ........... .... ... ...... .... ........... ... .. .... 7-8 7-2 Tri-Community Area Proposed Bike Paths .... .... .... .. .. .. ................ .. ... .. .. .. .. .. ........ . 7-14 7-3 Tri-Community Greenspace Elements ... ... ..... ... .... .. .... ...... ...... ... ........ ........ ..... ..... 7-19 8-1 Tri-Community Watersheds ........ ..... ...... ....... .. .... ... .. ...... .. .. ...... .. ... ... .. ... ... .... ....... . 8-4 8-2 Kalamazoo River Wild-Scenic River Segment.. ......... ...... ... ... .. .. .... ... ........ .. .... ... .. 8-7 8-3 Saugatuck Harbor Chart ..... ........ ..... .. ... .... .. ..... .......... ........ .. .... ... ........ ...... .... ...... 8-16 8-4 Marinas in Saugatuck/Douglas ................. .. ..... ............................ ........ ....... .... ..... 8-18 10-1 Future Land Use Map ... .... ...... ... .............. ......... ... .. .... ...... .......... .. ..... ... .......... ... .. 10-2 LIST OF TABLES • 2-1 2-2 2-3 2-4 2-5 2-6 3-1 3-2 3-3 3-4 3-5 3-6 4-1 4-2 5-1 5-2 Population in the Tri-Communities, 1990-2000 .. .. .... .. .............. ... ................ ........ 2-1 Population in the Tri-Communities, 2000-2020 ......... ....... ..... ..... .... ... .. ... .. ........... 2-2 Seasonal Housing Units, 2000 .... ....... ......... ......... ............. .............. .... ......... ... ... 2-2 Households in the Tri-Communities, 1990-2000 .................. .. ..... ..... ... .. .. .... ... ... .. 2-3 Persons per Household in the Tri-Communities, 1990-2000 ....... ..... .... .. ............ 2-3 Tri-Community Educational Attainment, 2004 ..... ........ ................... ............ ..... .. . 2-7 Tri-Community Median Income, 1990-2000......... .. ... ..... ...... ..... .. .. ........... ...... .... . 3-1 Tri-Community Median Home Value, 1990-2000 ... ... ... ........... ... ..... .... .. .. .. ..... .... . 3-2 Tri-Community Workforce and Unemployment Rate, 2003 ... ... .... .. ...... ... .. .. .... .... 3-2 Tri-Community Major Employers and Number of Employees, 2004 ..... .. ........ ..... 3-3 Tri-Community State Equalized Value, 1995 and 2003 ...... .. .... ... ...... ... ... ..... .. .... 3-4 Tri-Community Number of Building Permits for New Structures, 2000-2003 .. .. ... 3-5 Summary of Relevant Climate Conditions ... ............ ...... .. ..... .... .. ... ... .... ... ..... ... .. .4-2 Revised PA 116 Contract List as of 9-30-2004 ....... ... ........ .... .. ... ..... ... ......... ... .. 4-14 Tri-Community Land Use/Land Cover, 1978 & 1996 .... ......... ....... .. .......... ..... ..... 5-3 Land Use by Tax Class, Saugatuck City, Saugatuck Township and City of the Village of Douglas, in Acres, 2003 ...... .. ........ ... .. ... ... ... ..... .... .. ............. ............ .. . 5-4 5-3 State Historic Sites ...... .............. ... ... ...... ...... ... ... .... .... .. ....... .... ... ........ ...... ...... ... 5-12 Tri-Community Comprehensive Plan Update June, 2005 vi �TABLE OF CONTENTS continued List of Tables, continued 6-1 Tri-Community Traffic Counts ........................................................................... 6-11 6-2 • Enrollment in Schools Serving the Tri-Communities ......................................... 6-17 6-3 Tri-Community Public Facilities ........................................................................ 6-23 7-1 Summer Recreation Programs ...................... .......... ..... ............ ........... ............. 7-4 7-2 Inventory of Outdoor Recreation Facilities ........................................................ 7-7 7-3 Planned Improvements in Tri-Community Parks ............................................... 7-9 7-4 Planned Recreational Projects and Acquisitions ............................................. 7-11 7-5 Community Opinion on Recreation and Facilities, 2004 ................................... 7-12 7-6 Support for Recreation-Related Services if Increased Property Taxes Required ............. .... ... ... ....... ... ..... ............ ................ ... ..... ..................... . 7-16 8-1 Mean Monthly Flow of Kalamazoo River ......... .......... ... .. .................................. 8-5 8-2 Exceedance Flows of the Kalamazoo River ..................................................... 8-5 8-3 Kalamazoo River Area of Concern Impairments ............................................... 8-10 8-4 Saugatuck/Douglas Marinas .. ....... ............. ...... .. ...... .. ..................... ........... .. .... 8-19 8-5 Tri-Community Boating Related Survey Responses ......................................... 8-25 9-1 Buildout Analysis of Saugatuck Township ............ ..................... .... ...... .. ........ ... 9-3 11-1 City of Saugatuck Zoning District Regulations .................................................. 11-4 11-2 Saugatuck Township Zoning District Regulations ............................................. 11-6 11-3 City of the Village of Douglas Zoning District Regulations .......... ................. ..... 11-8 LIST OF FIGURES 2-1 2-2 2-3 2-4 2-5 4-1 8-1 8-2 Douglas Village Age and Sex, 2000 ...................... .. ................. ........ ......... .......... 2-4 Saugatuck City Age and Sex, 2000 ..................................................................... 2-4 Saugatuck Township Age and Sex, 2000 ....... .. ....... ........ .... ........ ........ ...... .......... 2-5 Tri-Community Age and Sex, 2000 ..................................................................... 2-5 Allegan County Age and Sex, 2000 ..................................................................... 2-6 Kalamazoo River Basin ....................................................................................... 4-3 Lake Michigan Recent and Projected Water Levels, 2003-2005 ..... .................. 8-14 Potential Low Water in Saugatuck Harbor .............................................. ..... ...... 8-23 LIST OF PHOTOS • 1-1 Small Town, Scenic Character ............................................................................ 1-3 1-2 Preserve Agricultural Land .................. .................... ....... .... .. ......... .. ..... ....... ... ..... 1-6 1-3 Improve Tourist Attractions ............ ................ ............. ... ............. ... .............. .. .. ... 1-7 1-4 Maintain and Improve Commercial Structures ..................................................... 1-8 1-5 Prepare Subarea Plan and Design Concept for Freeway Interchanges .... ... ..... ... 1-9 1-6 Maintain Rural Residential Housing .................................................................. 1-11 1-7 Encourage Preservation of Older Homes .......................................................... 1-12 1-8 Protect Sensitive Environments ......................... .. ......................... .... ........... ...... 1-13 1-9 Protect the Aesthetic Values and Recreational Potential of Waterfront Areas ... 1-14 1-10 Enhance Recreational Opportunities ................................................................. 1-15 1-11 Maintain a Safe and Effective Transportation System ....................................... 1-16 1-12 Ensure a Safe and Adequate Drinking Supply ... ... ....... ........................... ........... 1-17 4-1 Tri-Communities Experience Four Seasons ....... ................... .............................. 4-1 Tri-Community Comprehensive Plan Update June,2005 vii �TABLE OF CONTENTS continued List of Photos, continued 4-2 Wetlands in Peterson Nature Preserve .. .... .. ....... .. .. ...... .......... .... ........ .... .......... ..4-7 4-3 Lake Michigan Beach ... .... ....... .... ..... ........ .. .. ............ .... .. .... ..... ...... .......... ... ... .... 4-18 4-4 Shallow Lakefront Parcels in Saugatuck Township ... .. ......... .. .. .. .... .... .. ........ ... .. 4-20 4-5 Deep Lakefront Parcels in Saugatuck Township .... ... .. ... .............. .. ...... .. ...... ..... 4-21 6-1 Waste Water Treatment Plant ..... .... .......... ...... ...... .... ...... .... .... .... ....... .... ....... ...... 6-4 6-2 Local Street in the Tri-Communities ....... .... .. ...... .. .. ............. ... ..... .. .. ... ... .... ... .. .. ... 6-8 6-3 Traffic has Grown on Blue Star Highway .. ..... ....... .. .. .. ... ........ ... .... ... ..... ... .. ...... .. 6-12 6-4 Blue Star Highway Needs Better Access Management.. ....... ..... ...... ....... ... .. .... . 6-13 6-5 Interurban Vehicle ...... .... ..................... ..... ... ... .... ...... ........ ..... ... .......... .... .... ... .... 6-15 6-6 Saugatuck Middle/High School ...... .. ...... .. .... .... .. .. ... ... .. .. ... ... .. .. ..... .. .. ......... ....... 6-18 6-7 Douglas Elementary Schools ...... .. .... ... ....... ...... .. ... ... .. .. ... .. ..... ............. ............. 6-18 6-8 Saugatuck Public Works Department Building ........................ .... .. .... ... .... .. .. .... . 6-21 6-9 Saugatuck Township Hall ...... .... .. ..... .... ..... .. .. ... ....... .. .... ......... ........ ... ........... .. ..... 6-22 7-1 The Tri-Communities are an Active Recreation Destination ... .......... .. ........... ... .. 7-1 7-2 Soccer Recreation Program .. ....... ... ... ....... .. ......... ........ ....... .. ... ..... .. .. .... ............. 7-3 7-3 Summer Swimming Program .... ....... .. ..... ..... .. ... .. .. ..... .... ... ... ...... ... .. ... ............ .... 7-3 7-4 Vintage Baseball League Team-Douglas Duchers ....... ...... ......... ... .... .... .... .. ... . 7-4 7-5 Saugatuck Women's Club ... ... .... .. .... ... ... ... .. ... .. .. ..... ....... .. .......... .. ... ........ ... ... ... .. 7-5 7-6 Ravines Golf Course .. .. ....... .... ............ .. ... .... .. .. .. ........... .. ....... ........ .... ... ........ ..... 7-6 7-7 Interurban Trail. ........... ....... ... ...... .... ......... .... ..... .. ... ............ ....... ...... ........... .. ... . 7-13 7-8 Restaurants are Among Water Viewing Sites .... ....... ...... .... ..... ... ... .. .. ...... .. .... ... 7-15 7-9 Protected Open Space Adds Value to the Community ........ ..... ....... ............. ... . 7-17 8-1 Kayakers About to Enjoy Kalamazoo Lake ................. .... ..... ... .. .. ..... .... .... .... .. .. .. . 8-1 8-2 Blue Star Highway Bridge ..... ..... ... .. ..... ... .. ......... ... ... ..... ..... .. .... .. .. ..... ................. 8-2 8-3 View from Tannery Creek Outlook of Kalamazoo River and Distant Wetland Areas ... .. ..... .... ...... .... .... ..... ........... ... .. ............................. .. .... .. ... .. ... .. .... 8-3 8-4 The Harbor is Home to Many Boaters and Marinas ......... ......... .. .. .... ..... .. ... ....... 8-15 8-5 Cruise Ship Entering Saugatuck Harbor. ....... .... ... ... ... ... ... .... .. .... .. ... ............. ..... 8-17 8-6 Marina in Lake Kalamazoo .. ... ....... ... ... .... .... .... ... .............. ............ .... ..... .... .. ... ... 8-21 8-7 Residential and Recreational Use of the Kalamazoo Lake Shoreline ... .. .......... . 8-22 8-8 Boat Launch Ramp Sites are Difficult to Provide Due to Shoreline Topography and Shallow Depth of Lake Kalamazoo .......... .... ......... ...... ...... .. .. .. 8-24 8-9 Tourism Depends in Part on Retaining Views of the Water .. .. .. ....... .. ... ... .. ........ 8-26 9-1 Saugatuck City Attracts Many People but Parking Space is Scarce ......... ... ... ... .. 9-2 9-2 Maintaining Rural Character in Saugatuck Township is Important to Residents .. 9-4 9-3 Residential Construction Takes All Types: New Cottages at Summer Grove ...... 9-5 12-1 The Spirit of Cooperation is Important to the Tri-Communities ... ....... .. .. ............ 12-2 12-2 Kalamazoo River Water Quality is a Shared Responsibility of the Tri-Communities and Other Adjacent Jurisdictions .. .... .. .... ... .... ... .. ...... .............. 12-4 13-1 Preparation of an Oxbow Peninsula Sub-Area Plan is Important for Long-Term Preservation .... ....... ...... ... ... .. .. ..... .... .. .... ..... .............. ... .... ..... ...... 13-4 13-2 Preservation of Scenic Viewing Areas is Very Important to Improving Quality of Life as with this Opportunity Along Tannery Creek .. .. .. .. .. ...... .. .... ...... 13-6 13-3 Maintaining Quality Streets and Preserving their Capacity is Important for Access by Residents and Visitors ... .... ... ..... ..... ...... ....... ..... .. ..... 13-7 john : F: winword\tri-communities\nov 10 04\TABLE OF CONTENTS nov 10 04 .doc C:\Evan\Tri Comm Final 6 2 05\TABLE OF CONTENTS nov 10 04- revised 6 2 05.doc Tri-Community Comprehensive Plan Update June,2005 viii �. Chapter 1 GOALS & POLICIES: THE AREAWIDE POLICY PLAN INTRODUCTION Goals and policies are the foundation of a comprehensive plan . They address the key problems and opportunities of a community and help establish a direction and strategies for future community development and growth . Goals establish general direction. The policies embodied in this Plan were prepared through two extensive processes that included leadership surveys, public opinion surveys, meetings with local officials, and area wide town meetings. The first process took place from 1987-1989 when the first Tri-Community Plan was prepared. The second process was undertaken in 2003 and 2004 when this Plan was extensively updated. The first step in both the 1987 and 2003 processes was a survey of area leaders including members of each planning commission, elected officials, prominent members of the private sector. Leaders were asked their views on the major problems and opportunities facing their jurisdiction and the Tri-Communities, and the results were tabulated and presented to each local government. These results served as the basis for initiating a public opinion survey. The second step in both processes was the solicitation of citizen views on area wide planning issues through public opinion surveys mailed to every property owner in the TriCommunity area and distributed in many rental units. Survey questions were prepared for each jurisdiction through consultations with the joint planning committee and each individual planning commission. Dr. Brent Steel, Oakland University, conducted and tabulated the first survey while Dr. David Hartman of Western Michigan University's Kercher Center for Social Research conducted and tabulated the second survey. The response rate to the first survey of 43% and 40% to the second survey was very high considering the length (about 1 hour completion time) and type of survey: thus responses are believed to represent the majority view in each community. Most respondents were homeowners in their mid-fifties, registered to vote, who are long-term residents and plan to live in the area for ten or more years. Survey results are shown in Appendix A. Results of the citizen opinion survey and leadership survey were used to identify issues for discussion at the first town meeting in 1987. This meeting was a "futuring" session where participants were asked to imagine how they would like their community to be in the year 2000. Participants were separated into groups and asked to prepare a list of "prouds" and "sorries" in their community, and things from the past which they would like to preserve. The lists were compared and then groups were established according to topic area and were asked to imagine that element of their community in the year 2000. This futuring process identified key issues and community elements which were pulled together to form a vision and direction for the Tri-Communities in the year 2000. In 2004, the results of the citizen opinion survey were used to identify key issues for Tri-Community Comprehensive Plan Update June,2005 1-1 �discussion at a Town Meeting where participants were polled on their preferred option for addressing each issue. This Plan uses 2025 as the target year. A draft policy-based plan, with defined goals and policies, was then prepared based on this Iown Meeting process and the survey results. The draft was refined through a series of meetings with area officials and then presented to area citizens in a second town meeting. Citizen comments were reviewed by officials from each community and incorporated into the Tri-Community Comprehensive Plan. Data and trends in the Tri-Community area were also analyzed . This analysis supported the direction of the 1989 Comprehensive Plan, as well as the updated Plan. Thus, the broad based input of area officials, leaders, and citizens, plus detailed analysis of local trends and land use characteristics have formed the goals and policies that comprise the policy portion of this Comprehensive Plan . These joint goals and policies will serve as a guide for land use and infrastructure decisions in Saugatuck Township , the City of Saugatuck, and the Village of Douglas. With time, some elements may need to be changed , others added, and still others removed from the list. Before amendatory action is taken, however, the impact of the proposed changes should be considered comprehensively in relation to the entire Plan. These joint goals and policies are premised on a pledge by Saugatuck Township, the City of Saugatuck, and the Village of Douglas to mutually cooperate in guiding future development to advance a common vision . It is intended that these goals and policies be consulted when considering future land use decisions within an individual jurisdiction, as well as those decisions that affect the interests of more than one jurisdiction. OVERARCHING GOAL It is the long term goal of this joint Comprehensive Plan to improve the quality of life for all citizens in the Tri-Communities through implementation of policies and best practices that preserve the existing small town/rural character of the area and that achieve sustainable development - that is, which meet the needs of the present generation without compromising the ability of future generations to meet their needs. COMMUNITY CHARACTER Goal: Retain and enhance the quiet, scenic, and small town/rural character of the TriCommunities. Policy: Preserve the character of the Tri-Communities area by encouraging land uses and densities of development that are consistent with maintaining its small town/rural nature. Goal: Preserve the established character of neighborhoods and rural areas within the Tri-Communities. Policy: Encourage architectural and site design that complements, rather than detracts from existing development on neighboring parcels. Policy: Encourage the preservation and restoration of historic structures. Tri-Community Comprehensive Plan Update June, 2005 1-2 �Policy: Preserve the character of the area by encouraging land uses and densities/intensities of development which are consistent with and complement the character, economic base, and image of the area. Policy: Improve the appearance of entrances into the Township and Village of Douglas and maintain the entrances to the City of Saugatuck through landscape designs, signs, and land development which promote the vitality and character of each community, without unnecessary clutter or safety hazards. Photo 1-1 Small Town, Scenic Character Source: Felicia Fairchild, Saugatuck Douglas Convention and Visitors Bureau Policy: Manage the trees lining streets in the City and Village to provide a continuous green canopy. Plant indigenous trees along Blue Star Highway and maintain them along other roads in the Township. Policy: Replace post mature trees through an aggressive planting program that will maintain aesthetically pleasing, tree-lined streets and roads throughout the TriCommunity area. Policy: Discourage the development of "bigfoot" homes that restrict views, block light and the free flow of air for neighbors, detract from the charm of a neighborhood, and serve as a catalyst for sending excess stormwater runoff onto abutting properties and into lakes and streams. Policy: Explore the possibility of establishing uniform sign standards in all three jurisdictions. Policy: Discourage designs which would block significant views and vistas. • Policy: Increase enforcement of existing ordinances and regulations to better preserve the established character of the Tri-Communities and promote the goals and policies of this Plan . Tri-Community Comprehensive Plan Update June,2005 1-3 �GROWTH MANAGEMENT Goal: Guide development in a manner which is orderly, consistent with the planned expansion of public facilities , and strives to preserve the scenic beauty, foster the wise use of natural resources, protect environmentally sensitive areas, and enhance the special character of the Tri-Communities. Policy: Encourage development in locations that are consistent with the capacity of existing and planned public services and facilities, and are cost effective in relation to service extensions. Policy: Encourage new development to be in compact increments adjacent to existing development. Policy: Review all plans by other public entities for expansion and improvement of existing road and street networks for impacts on growth patterns and for consistency with the goals and policies of this Plan . Policy: Encourage new development wherever possible to contribute to achieving the ten Tenets of Smart Growth as detailed in the Michigan Land Use Leadership Council Report and reproduced in the sidebar below. Policy: Consider the impact of land use planning and zoning changes on the other jurisdiction(s), and discuss proposed changes with the affected jurisdiction(s) prior to making such changes. A common procedure for such communication shall be established and followed. Policy: Examine the feasibility and benefits of a single planning commission for the TriCommunities. Policy: Examine the feasibility and benefits of a common zoning ordinance (or at least uniform zoning standards) in the Tri-Communities. Ten Tenets of Smart Growth: 1. Create a range of housing opportunities and choices. 2. Create walkable neighborhoods. 3. Encourage community and stakeholder collaboration . 4. Foster distinctive, attractive communities with a strong sense of place. 5. Make development decisions predictable, fair and cost-effective. 6. Mix land uses. 7. Preserve open space, farmland , natural beauty and critical environmental areas. 8. Provide a variety of transportation choices. 9. Strengthen and direct development towards existing communities. 10. Take advantage of compact development design. Tri-Community Comprehensive Plan Update June, 2005 1-4 �LAND USE AND COMMUNITY FACILITIES Goal: Promote the balanced, efficient, and economical use of land in a manner which minimizes land use conflicts within and across municipal borders, and provides for a wide range of land uses in appropriate locations to meet the diverse needs of area residents. Policy: Insure compatible land use planning and zoning across municipal borders and minimize land use conflicts by separating incompatible uses and requiring buffers where necessary. Policy: Discourage sprawl and scattered development through planned expansion of roads and public utilities and through zoning regulations which limit intensive development to areas where adequate public services are available. Policy: Provide for necessary community facilities (e.g. schools, garages, fire halls, etc.) consistent with adopted land use plans and long-term capital improvement programs. Policy: Coordinate Capital Improvement Programming with each of the TriCommunities. Policy: Encourage approaches to site design which take into account natural features of the property, such as soils, topography, hydrology, and natural vegetation, and which use the land most effectively and efficiently by maximizing open space, preserving scenic vistas, conserving energy, and pursuing any other public policies identified in this Plan. Policy: Advise developers during site plan review to contact the Office of the State Archaeolog ist, Michigan Historical Center in the Department of History, Arts, and Libraries to determine if the project may affect a known archaeological site. AGRICULTURE Goal: Maintain a variety of agricultural operations and promote the preservation of existing farms and farmland through coordinated planning and development regulations, public incentives, and educational strategies. Policy: Preserve prime agricultural land as long as a landowner has a desire to farm the land. Policy: Encourage cluster zoning in a manner that is compatible with typical agricultural activities and preserves open space. Policy: Encourage farmers on lands well suited to agriculture to enroll and maintain enrollments on their property in the Michigan Farmland Preservation Act program, as originally provided in Public Act 116 of 1974, as amended. Policy: Encourage the expansion of specialty farms and related activities which enhance the tourism and recreation potential of the area (e.g. "you pick", farmers markets, farm tours, corn mazes, etc.). Policy: Discourage the establishment of high density livestock and poultry operations as inconsistent with the agricultural and resort character of the Tri-Communities. Tri-Community Comprehensive Plan Update June,2005 1-5 �Photo 1-2 Preserve Agricultural Land Source: Felicia Fairchild, Saugatuck Douglas Convention and Visitors Bureau ECONOMIC DEVELOPMENT Goal: Strengthen and expand upon the area's economic bases through strategies, which attract new businesses, strengthen existing businesses, and enhance the tourism potential of the area. Policy: Identify potential sites for industrial development and alternative means of financing necessary public improvements and marketing of the sites (i.e. tax increment financing, special assessments, state grants and loans, etc.). Policy: Support efforts to foster tourism by preserving the scenic beauty of the environment, expanding recreation opportunities, improving tourist attractions, preserving the historic character of the communities through the preservation of historic structures, expanding cultural and arts opportunities and encouraging development of promotional materials which highlight the attractions of the Tri-Communities. Policy: Utilize the 2002 Saugatuck 10-Year Strategic Development Plan where advisable. Policy: Encourage the development of one non-governmental organization that would promote and coordinate the development of all economic activities in the TriCommunities. Tri-Community Comprehensive Plan Update June,2005 1-6, �Photo 1-3 Improve Tourist Attractions Source: Felicia Fairchild, Saugatuck Douglas Convention and Visitors Bureau COMMERCIAL Goal: Encourage the development of commercial land uses in appropriate locations which serve the current and future needs of residents and tourists, are of a character consistent with community design guidelines, and which promote public safety through prevention of traffic hazards and other threats to public health, safety, and general welfare. Policy: Encourage new commercial development to locate adjacent to existing commercial areas. Policy: Encourage the design and location of neighborhood commercial centers in a manner which complements and does not conflict with adjoining residential areas. Policy: Encourage a compatible and desirable mix of commercial uses. Policy: Encourage design guidelines which promote similarity in the height and design of storefronts and prevent the creation of structures whose mass is too great for the lot and structures on adjoining lots. Policy: Along the Blue Star Highway, promote the development of small, commercial centers off the road, rather than lot by lot commercial strips. Policy: Continue to discourage unsafe and unsightly strip commercial development along the Blue Star Highway through design and landscaping requirements such as berms, planting, shared access and shared parking when possible. Also require large lot frontage and service roads for commercial uses along Blue Star Highway to prevent traffic hazards wherever feasible. Policy: Encourage landowners to maintain and where necessary improve the condition of commercial structures. Tri-Community Comprehensive Plan Update June, 2005 1-7 �Policy: Develop a comprehensive policy regarding parking (parking requirements for businesses, location of parking lots, shuttle service) which preserves the character of downtown Saugatuck and Douglas while meeting the parking needs of residents, shoppers, visitors and employees, recognizing that maintaining the small town historic ambiance is central to economic viability. Photo 1-4 Maintain and Improve Commercial Structures Source: Felicia Fairchild, Saugatuck Douglas Convention and Visitors Bureau Policy: Avoid separate parking lots for each business where feasible and encourage centrally placed lots which serve several businesses. Policy: Encourage continued concentration of tourist oriented businesses in Saugatuck and Douglas, general commercial businesses in Douglas and Saugatuck Township, and highway service activities that serve regional markets and passenger vehicles at the highway interchanges. Policy: Encourage retention of existing downtown businesses in order to preserve those functions within Saugatuck and Douglas because they are so central to the character and function of those downtowns. Tri-Community Comprehensive Plan Update June,2005 1-8 �Photo 1-5 Prepare Subarea Plan and Design Concept for Freeway Interchanges Source: Aaron Sheridan Policy: Prepare and maintain a subarea plan and design concept for the freeway interchange areas and along Blue Star Highway which identifies appropriate land uses and emphasizes the design guidelines contained in this Plan. Policy: Improve the downtowns in Saugatuck and Douglas as funds are available by improving the supply of parking at peak periods, by installing additional public restroom facilities and generally improving the appearance and function of the sidewalks and streets through appropriate benches, flower plantings, lighting, litter pickup and maintenance. Policy: Encourage the Tri-Communities as a potential home for professional/high tech business and light industry. INDUSTRIAL Goal: Encourage the location of non-polluting light industry in the area without damaging the environment, spoiling the scenic beauty of the area, or overburdening local roads, utilities, or other public services. Policy: Encourage new industries to locate contiguously to existing industrial areas and in locations with existing or planned sewer, water, electric, and solid waste disposal services to minimize service costs and negative impacts on other land uses. Policy: Explore the feasibility of and determine the appropriate locations for a small industrial park that will generate jobs and conform to the design guidelines contained in this Plan and to local zoning regulations. Policy: Implement site plan requirements for light industries which are designed to incorporate generous amounts of open space, attractive landscaping, and buffering from adjacent non-industrial uses. Tri-Community Comprehensive Plan Update June, 2005 1-9 �Policy: Require the separation of industrial sites from residential areas through buffers made up of any combination of parking, commercial or office uses, parks, parkways, open space, or farmland. CUlTURAUHISTORIC/ARCHAEOLOGICAL Goal: Encourage planning efforts based on the understanding, knowledge and respect for the Tri-Community's historical and cultural resources. Policy: Conduct and maintain historic and cultural resource inventories and transfer development rights. Policy: Collaborate with and encourage local historic and cultural organizations. Policy: Encourage land use and zoning regulation that complements and encourages historic and cultural growth and use. Policy: Consider historical and cultural concerns when developing zoning and other public policies. Goal: Creating strategies to engage arts and culture as vital resources for the quality of life for all members of the community and as a strategy for economic growth. Policy: Assure that historical and cultural opportunities are promoted for the widest range of participants throughout the Tri-Communities. Goal: Preserve and maintain structures that serve as significant reminders of the community's social and architectural history and that, through their ability to attract visitors and residents, contribute to the economic and cultural development of the community. HOUSING/RESIDENTIAL Goal: Encourage a variety of residential dwelling types in a wide range of prices which are consistent with the needs of a changing population and compatible with the character of existing residences in the vicinity. Policy: Maintain "rural residential" with a large minimum lot size as the primary residential land use in the Township in those areas where sewer and water are not available or planned. Tri-Community Comprehensive Plan Update June,2005 1-10 �Photo 1-6 Maintain Rural Residential Housing Policy: Explore alternative measures to reduce housing costs and make home ownership more affordable, such as zoning regulations and other programs which are designed to reduce the cost of constructing new housing, provided the exercise of these measures still preserves the character of the area in which the housing is to be built. Policy: Expansion of existing mobile home parks or construction of new mobile home parks adjacent to existing mobile home parks should be encouraged over the creation of new mobile home parks elsewhere in the Tri-Communities. Policy: Allow only quiet, low traffic, low intensity home occupations in residential areas to preserve the stability of existing neighborhoods. Policy: Provide streetlights and sidewalks in residential areas where there is a demonstrated need and according to the ability of residents to help finance such improvements. Policy: Require absentee homeowners to maintain their properties in a manner that is consistent with the character of the surrounding neighborhood. Absentee homeowners should be discouraged from renting their homes out to an excess number of persons for short periods of time so as to avoid bringing a transient character into the neighborhood. Policy: Adopt and enforce a basic property maintenance code and building code . Policy: Consider the development of landscaping standards to be applied to all new housing, both in town and in rural areas, that require a minimum level of landscaping be installed if the lot either has no natural trees or shrubs on it or if such natural plant material was eliminated during construction , recognizing the importance of landscaping in preserving the character of a neighborhood or community. Policy: Encourage the preservation and retention of older homes to maintain community character and history and utilize zoning regulations to prevent homeowners from splitting older homes into multiple family apartment or condominium units. Tri-Community Comprehensive Plan Update June, 2005 1-11 �Photo 1-7 Encourage Preservation of Older Homes Source: Aaron Sheridan Policy: Allow accessory uses such as garages and pole barns in residential districts subject to height, setback, and location requirements in the local zoning ordinance. Policy: Discourage the development of high intensity residential uses along the waterfront. • Policy: Explore the eligibility of residents to apply for federal, state or county housing rehabilitation grant funds and encourage eligible landowners to participate in such programs. SPECIAL ENVIRONMENTS AND OPEN SPACE Goal: Protect special environments and open spaces, including but not limited to sand dunes, wetlands, and critical wildlife habitat, from the harmful effects of incompatible development activity by limiting the type and intensity of land development in those areas. Policy: Identify development limitations on special environments which classify environments based on their value to the ecosystem, unique attributes, the presence of endangered plant and wildlife species, and other characteristics deemed significant. Policy: Devise regulations for land development in special environments which permit development in a manner consistent with identified protection objectives and which complement state and federal regulations for special environments. Policy: Require development projects deemed appropriate in, compatible with, and adjacent to special environments to mitigate any negative impacts on such environments. Policy: Encourage acquisition of special environments of significant public value by public agencies or nonprofit conservancy organizations for the purposes of preservation . Tri-Community Comprehensive Plan Update June, 2005 1-12 �Policy: Prepare and maintain a subarea plan for the Oxbow Peninsula including the "Denison Property". Photo 1-8 Protect Sensitive Environments Source: Felicia Fairchild, Saugatuck Douglas Convention and Visitors Bureau WATERFRONT Goal: Protect and enhance the natural aesthetic values and recreation potential of all waterfront areas for the enjoyment of area citizens while recognizing private property rights of waterfront property owners. Policy: Promote the preservation of open space and natural areas, as well as limited, carefully planned development along the Kalamazoo River, Kalamazoo Lake, Silver Lake, Goshorn Lake, and Lake Michigan and connecting streams, creeks, and drainage ways to protect and enhance the scenic beauty of these waterfront areas. Policy: Explore the feasibility and benefits of establishing a joint site plan review process among the City of Saugatuck, Saugatuck Township, and the Village of Douglas for regulating development on Kalamazoo Lake and the Kalamazoo River. Policy: Some waterfront lands may be developed to meet residential and commercial needs, enhance local tax base, and contribute to paying for local public service costs associated with their use and development, consistent with environmental protection policies in this Plan, where such development would contribute to local quality of life. Policy: Maximize public access, both physically and visually, by acquiring prime waterfront open space whenever feasible . Tri-Community Comprehensive Plan Update June, 2005 1-13 �Photo 1-9 Protect the Aesthetic Values and Recreational Potential of Waterfront Areas Source: Felicia Fairchild, Saugatuck Douglas Convention and Visitors Bureau Policy: Encourage private property owners to grant scenic easements wherever public values dictate the maintenance of visual access to the waterfront and the property is not available for fee simple purchase. Policy: Limit the height and mass of new development along waterfront areas and preserve setbacks between buildings to maintain visual access and the natural beauty of the waterfront for the broader public. Policy: Explore the limited conversion of street ends which abut waterbodies for use as safe public access to the water for fishing, viewing, and launching of small water crafts. Policy: Maintain a natural greenbelt along the Kalamazoo River and its tributaries. RECREATION Goal: Enhance the well-being of area residents by providing a variety of opportunities for relaxation, rest, activity, and education through a well-balanced system of private and public park and recreational facilities and activities located to serve identified needs of the area. Policy: Identify and explore opportunities to cooperate with other jurisdictions and agencies, including Allegan County and the Department of Natural Resources Recreation and Camping Division, on recreation projects which would benefit area residents and strengthen the tourism industry. Policy: Examine the feasibility of, and establish if feasible, a jointly owned and operated community center to serve residents of all ages in the Tri-Communities. Policy: Examine the feasibility of expanding low cost opportunities for public beach and campground facilities for area citizens with boat launching sites, bike paths, crosscountry ski trails, and docks for shore fishing . Tri-Community Comprehensive Plan Update June,2005 1-14 �Photo 1-10 Enhance Recreational Opportunities Source: Scott Kierzek, Community Recreation Director Policy: Promote a system of non-motorized, biking, hiking and cross-country ski trails throughout the Tri-Communities with other jurisdictions or agencies if possible, through the use of local funds, grants and loans, and coordinated long-term capital improvement programming. Policy: Investigate developing a joint public marina and launch facility where federal and state funding is available to assist with financing such a venture. Policy: Encourage local government participation in activities designed to enhance the area's seasonal festivals. Policy: Retain, maintain, and improve all existing publicly owned parks so that they continue to meet the diverse recreation needs of area citizens and tourists through a single Parks Commission. TRANSPORTATION Goal: Maintain a safe, effective, and efficient road and street network and improve roads and streets to promote growth in a way that is consistent with land use goals and policies of this Plan. Policy: Implement traffic controls and design features that will increase the efficiency and safety of major arterials, including but not limited to: traffic signals, deceleration lanes, limiting driveways, minimum standards for driveway spacing, uniform sign regulations, shared or alternate access, left and right turn lanes, and speed limit adjustments. Policy: Prepare a joint governmental capital improvements program to schedule and prioritize transportation improvements and maintenance. Tri-Community Comprehensive Plan Update June,2005 1-15 �Policy: Redesign Blue Star Highway as a boulevard between freeway exits #36 and #41 to control access, improve traffic safety and flow, and improve the visual appearance of this highly traveled corridor which provides the principal means of access to each of the three jurisdictions. Photo 1-11 Maintain a Safe and Effective Transportation System Source: Felicia Fairchild, Saugatuck Douglas Convention and Visitors Bureau Goal: Encourage a wide variety of transportation means, such as walking, biking, and public transportation, to meet the diverse needs of area residents. Policy: Promote pedestrian and bike travel through a coordinated network of bikepaths, trails, and sidewalks. Policy: Promote regularly scheduled, affordable, and dependable public transportation to increase the quality of life for those who live in and visit the Tri-Communities thus helping to reduce parking and traffic congestion Policy: Encourage expansion of the interurban system consistent with municipal means to finance the increased service and identified public need. WATER AND SEWER Goal: Ensure a safe and adequate long-term water supply for the area, and environmentally sound sewage treatment, which are efficiently provided and cost effective. Policy: Provide a reliable supply of safe, clean, and good-tasting drinking water. Policy: Minimize the potential for groundwater contamination through planning and zoning which is consistent with the capacity and limitations of the land and available services. Policy: Ensure carefully timed provision of sewer and water service in the area consistent with the development goals and policies of this Plan. Tri-Community Comprehensive Plan Update June,2005 1-16 �Policy: Devise alternative mechanisms for financing sewer and water expansions, upgrades and replacements which are financially sound and equitable. Policy: Ensure that the expansion of sewer and water service into an area is consistent with the planned intensity of land use for that area, and implemented when necessary to meet an identified need in the area rather than on a speculative basis. Photo 1-12 Ensure a Safe and Adequate Drinking Supply Source: Aaron Sheridan POLICE, FIRE, AND EMERGENCY SERVICES Goal: Provide police, fire, and emergency services consistent with public needs and the ability to finance improvements in the most cost effective manner for the TriCommunities. Policy: Continue to provide police, fire, and emergency services across the three communities where possible to eliminate overlap in service and expenditures and improve service delivery. Policy: Continue to maintain 24-hour emergency medical service which serves the TriCommunities. SOCIAL SERVICES Goal: Encourage the delivery of County and private social services in the TriCommunities to meet the needs of area residents. Policy: Make available to the Tri-Communities facilities for the local delivery of social services. WASTE MANAGEMENT Goal: Ensure the safe, effective, and efficient disposal of solid waste and other toxic substances. Tri-Community Comprehensive Plan Update June,2005 1-17 �Policy: Encourage the reduction of solid waste through recycling, composting , and waste-to-energy projects. Policy: Manage disposal of solid waste and location of solid waste facilities in acc@rdance with the Allegan County Solid Waste Management Plan prepared under PA641 of 1978. Policy: Adopt local site plan review standards for on-site storage and transportation of hazardous waste which require: • Secondary containment for on-site storage of hazardous waste; • No transfer of hazardous waste over open ground or water; • No floor drain discharge to groundwater or public sewer unless approved by the appropriate public entity. Policy: Mandate sewer hook-up in environmentally sensitive areas where sewer lines are available especially along all waterways. ENERGY Goal: Promote site design and building which is energy efficient and encourage energy conservation through good land use planning and wise public building management. Policy: Encourage developers to provide sidewalks or non-motorized paths in appropriate locations through subdivision and site condominium regulations. Policy: Encourage higher density residential development near areas with shopping and services to limit the number and length of trips generated from that development. John f:\winword\Tri-Communities\final\CHAPTER 1 GOALS & POLICIES final.doc C:\Evan\Tri Comm Final 6 2 05\CHAPTER 1 GOALS & POLICIES final 6 2 OS.doc Tri-Community Comprehensive Plan Update June, 2005 1-18 �Chapter 2 DEMOGRAPHICS INTRODUCTION This chapter presents information about the size and other characteristics of the population of the City of Saugatuck, Saugatuck Township and the City of the Village of Douglas. It also presents information about how the population in the three communities has changed over time and how it may change in the future. Where possible, information about the Tri-Communities is compared to Allegan County. For some demographic information, the City of the Village of Douglas is grouped with Saugatuck Township because the data was not separated by the US Census. POPULATION SIZE The population of the Tri-Communities was 4,655 persons in 2000, 20% larger than in 1990 and an increase of nearly eight hundred persons. The population of Douglas Village was 1,214 in 2000, an increase of 17% or 174 persons between 1990 and 2000. Saugatuck City increased by 111 persons between 1990 and 2000 to 1,065 persons , a gain of 12% while Saugatuck Township gained 500 persons to 2,376 persons, a rise of 27%. See Table 2-1. The population increase in the Tri-Communities was 5.2% of the total increase in Allegan County from 1990-2000. The County population grew by 15,156 persons or 17% during this period. Table 2-1 Population in the Tri-Communities, 1990-2000 Community DouQlas City Saugatuck City Sauoatuck Township Tri-Community Total AlleQan County 1990 1,040 954 1,876 3,870 90,509 2000 1,214 1,065 2,376 4,655 105,665 Total Change 1990-2000 174 111 500 785 15,156 % Change 1990-2000 17% 12% 27% 20% 17% Source: US Census PROJECTED POPULATION If the growth rate experienced by the Tri-Communities were to continue into the future, the population of the three communities would reach 6,225 by 2020 (an increase of 1,570 or 34% above 2000 population) and 7,795 by 2040 (a 65% increase, or 3,140 more persons than in 2000). While 2040 is quite distant, 2020 is not that far away (think back to 1984 ). If the current trend continues, that means that roughly 1 in 4 persons in the Tri-Communities would be a new resident in 2020. See Table 2-2. This population increase depends on many factors remaining constant (including market demand, the economy, land availability and others) and the actual rate could be higher or lower than the trend over the past decade. Tri-Community Comprehensive Plan Update June, 2005 2-1 �Table 2-2 Population in the Tri-Communities, 2000-2020 Community Douqlas City Saugatuck City Sauoatuck Township Tri-Community Total Alleqan County Total Change Percent Change 2000 2010 2020 20002020 20002020 1,214 1,065 2,376 4,655 105,665 1,388 1,176 2,876 5,440 120,821 1,562 1,287 3,376 6,225 135,977 348 222 1,000 1,570 30,312 29% 21% 42% 34% 29% Source: US Census and straight /me pro1ectIon based on the rate of change from 1990-2000 by Planning & Zoning Center, Inc. SEASONAL POPULATION Seasonal housing units comprise about 24% of the total housing stock of the TriCommunities. This is a slightly higher proportion than at the time of completion of the previous Comprehensive Plan in 1989, when it was estimated to be about 21 % of the housing stock and the seasonal population to be as much as one-third more during the summer season. There has been an increase in the construction of seasonal units and many existing year-around homes have been purchased for weekend and vacation use by non-residents. The lowest proportion of seasonal homes is in the Township, which has also seen growth in year-around homes for people who commute to jobs within the region. Seasonal homes are 15.9% of homes in the Township, but 25.4% in Douglas and 34.4% in the City of Saugatuck. See Table 2-3. Table 2-3 Seasonal Housing Units, 2000 Community Douqlas City Sauqatuck City Saugatuck Township Tri-Community Total Alleqan County Total Change % Change 1990 2000 19902000 19902000 184 287 180 651 2,730 217 319 197 733 3,154 33 32 17 82 424 18% 11% 9% 13% 16% Total Housing Units Seasonal ¾of Total 2000* 2000 853 928 1236 3,017 43292 25.4% 34.4% 15.9% 24 .3% 7.3% Source: US Census *Total Housing Units includes occupied, seasonal and vacant housing. HOUSEHOLDS AND AVERAGE HOUSEHOLD SIZE In 2000 there were just over 2,100 households in the Tri-Communities, with 587 in Douglas, 549 in the City of Saugatuck and 994 in Saugatuck Township. This was an increase of 394 households, or 23% between 1990 and 2000. See Table 2-4. The increase in Douglas was 111 households, or 23%, Saugatuck City increased by 50 households or 10% and Saugatuck Township increased by 233 households or 31 %. Tri-Commun ity Comprehensive Plan Update June, 2005 2-2 �Table 2-4 Households in the Tri-Communities, 1990-2000 Community Douglas City Saugatuck City Saugatuck Township Tri-Community Total Allegan County Total Change % Change 1990 2000 19902000 19902000 476 499 761 1,736 31,709 587 549 994 2,130 38,165 111 50 233 394 6,456 23% 10% 31% 23% 20% Source: US Census While household numbers increased, the size of households generally declined. Persons per household declined 3% in the Tri-Communities from 2.07 to 2.01 between 1990 and 2000. Saugatuck Township persons per household declined by 4% to 2.2, Douglas by 5% to 1.91 persons per household while Saugatuck City rose by 1% to 1.93 persons per household during the same period. See Table 2-5. The change in household size between 1990 and 2000 is relatively small, but indicates a trend experienced elsewhere in Michigan and the nation. Household size is declining due to divorce, a greater number of empty nesters, death of a spouse and a greater number of singles setting up household and waiting longer to marry. In contrast, Allegan County experienced an 11 % increase in the size of households between 1990 and 2000. This could reflect a trend of families with children moving from larger metropolitan areas like Kalamazoo and Grand Rapids to Allegan County. Table 2-5 Persons per Household in the Tri-Communities, 1990-2000 Community Douglas City Saugatuck City SauQatuck Township Tri-Community Average AlleQan County MichiQan Total Change % Change 1990 2000 19902000 19902000 2.01 1.91 2.29 1.91 1.93 2.20 -0.10 0.02 -0.09 -5% 1% -4% 2.07 2.45 2.66 2.01 2.72 2.56 -0 .06 0.27 -0.1 -3% 11% -4% Source: US Census Figures 2-1 through 2-5 indicate the number of males and females in each age cohort. Generally, males and females are about even in the younger age categories, with males having a slight numbers advantage in the 20s through 40s. Females generally outnumber males in the 65 and over age group. Also, the population of each of the TriCommunities tends to be larger in number in both the under 18 group and the 65 and over group. This is not typical of Allegan County, which has a large population under 18 years but a relatively small 65 and over population. Allegan County is also more evenly divided between males and females across all age groups. Tri-Community Comprehensive Plan Update June,2005 2-3 �,-- Figure 2-1 Douglas City Age and Sex, 2000 65 and over 55-64 45.54 (I) C) 35-44 < ■ 25-34 Female □ Male under 18 150 100 o 50 50 100 150 200 250 Number of People • Douglas Source: US Census Figure 2-2 Saugatuck City Age and Sex, 2000 r I 65 and over 55-64 45-54 (I) C) 35-44 < ■ 25-34 18 ·24 Female □ Male under18 150 -100 50 0 50 100 150 Number of People • Saugatuck City Source: US Census Tri-Community Comprehensive Plan Update June, 2005 2-4 200 250 �r- Figure 2-3 Saugatuck Township Age and Sex, 2000 65 and over 55-64 45-54 G) 35-44 Cl <( 25-34 18 -24 under18 500 400 300 200 0 100 100 200 300 400 500 Number of People• Saugatuck Township Source: US Census Figure 2-4 Tri-Community Age and Sex, 2000 65 and over 55-64 ■ 45-54 35-44 Female □ Male 25-34 18 -24 under 18 800 600 400 200 0 200 400 600 Number of People - Tri-Communities Source: US Census Tri-Community Comprehensive Plan Update June,2005 2-5 800 1000 �Figure 2-5 Allegan County Age and Sex, 2000 T 5 and over 55-64 ■ Female 45-54 □ Male Cl) 35-44 C) <( 25-34 18 -24 under 18 20,000 15,000 10,000 5,000 5,000 0 10,000 15,000 20,000 Number of People • Allegan County Source: US Census EDUCATIONAL ATTAINMENT The population of the Tri-Communities is very well educated. As is shown in Table 2-6, the three communities have a smaller percentage of persons with fewer years of education than the average for Allegan County, but generally higher percentages than the County when comparing college graduates and persons with advanced degrees. The Tri-Communities also compare favorably with the rest of Michigan, with a higher percentage of persons with bachelor's and master's degrees and about the same percentage with professional or doctorate degrees. As a whole, 11.6% of all year-around residents of the Tri-Communities, 25 years or older, have less than a high school diploma, 30.5% have a high school diploma or equivalent, 30% have some college or an associate degree and 30.8% have a bachelors or advanced degree. (Total does not equal 100% due to averaging.) In Allegan County as a whole, 17.7% of residents 25 years or older have less than a high school diploma, 39.1 % have a high school diploma or equivalent, 30.3% have some college or an associates degree and 15.8% have a bachelor's or higher degree. In Michigan as a whole, 16.5% of residents 25 years or older have less than a high school education, 31.3% have a high school diploma or equivalent, while 30.3% have some college or an associates degree and 21.8% have a bachelor's degree or higher. Tri-Community Comprehensive Plan Update June,2005 2-6 �Table 2-6 Tri-Community Educational Attainment, 2004 • Educational Attainment Douqlas City Saugatuck City Saugatuck Township Tri-Community Average Allegan County Michigan Educational Attainment Douglas City Sauqatuck City Saugatuck Township Tri-Community Average Alleqan County Michigan High school graduate or equivalent 33.2% 22.0% 36 .2% Less than one year of college credit 4.8% 4.7% 5.6% Less than 5th Qrade 0.3% 0.0% 0.4% 5th to 8th grade 5.0% 0.6% 3.7% 9th to 12th grade, no diploma 9.4% 5.3% 10.2% 0.2% 1.1% 1.1% 3.1% 4.9% 3.5% 8.3% 11.7% 11.9% 30.5% 39.1% 31 .3% 5.0% 7.9% 8.3% 1 or more years of college credit no degree 14.1% 19.1% 16.0% Associate Degree 5.9% 6.6% 4.7% Bachelor's Degree 17.0% 28.2% 15.0% Master's Degree 8.1% 9.5% 6.8% Professional Degree 1.5% 3.0% 1.1% Doctorate Degree 0.8% 1.0% 0.3% 16.4% 13.1% 15.0% 5.7% 6.3% 7.0% 20.1% 10.8% 13.7% 8.1% 3.7% 5.7% 1.9% 0.9% 1.6% 0.7% 0.4% 0.8% Source: US Census Note: Totals do not equal 100% due to rounding. john f:\winword\tri-communities\final\CHAPER 2 DEMOGRAPHICS final.doc C:\Evan\Tri Comm Final 6 2 05\CHAPTER 2 DEMOGRAPHICS final 6 2 OS.doc Tri-Community Comprehensive Plan Update June,2005 2-7 �Chapter 3 ECONOMICS INTRODUCTION This chapter discusses characteristics of the Tri-Community economy, including median income, housing value, state equalized value of property, the employment, workforce characteristics and recent building permit activity. ECONOMIC BASE The primary reasons people visit or live in the three communities are to enjoy the scenery and recreational opportunities and to live in a picturesque, safe place while they commute to nearby (or distant) urban centers. Beach recreation, boating and other water activities, shopping, art galleries and enjoying the scenery are the primary attractions for both tourists and year-around residents. While agriculture, industry and tourism are important economic sectors represented in the Tri-Communities, tourism is king . The impact of travel on Allegan County was estimated at over $98 million in 1996, the last time an estimate was made (Allegan County Tourism Profile, Tourism Resource Center, Michigan State University). This is based in part on an estimated 1.8 million pleasure trip nights. Due to the high relative importance of the Tri-Communities in the tourism economy of Allegan County, the Tri-Communities share of the County travel dollar should be large. INCOME The median household income in the Tri-Communities was $43, 113 in 2000. This was slightly lower than that of Allegan County, where it was $45,813. Median household income ranged from $41,250 in Douglas to $43,771 in Saugatuck Township to $44,318 in Saugatuck City. Both Douglas and Saugatuck City nearly doubled median household income between 1990 and 2000. (There was no information for Saugatuck Township for 1990.) Table 3-1 Tri-Community Median Income, 1990-2000 Community Douqlas City Saugatuck City Saugatuck Township Tri-Community Average Alleqan County Michigan 1990 $24 ,022 $23,792 $30,023 $25,946 $30,596 $31 ,020 2000 $41,250 $44,318 $43,771 $43,113 $45,813 $44 ,667 Total Change 1990-2000 $17,228 $20,526 $13,748 $17,167 $15,217 $13,647 % Change 1990-2000 72% 86% 46% 66% 50% 44% Source : US Census HOUSE VALUE Housing is either very valuable in the Tri-Communities or very expensive, depending on your perspective. Median house value for the Tri-Communities was $173,700 in 2000. Value was the highest in Saugatuck City, at $184,400, with a median value of $175,000 Tri-Community Comprehensive Plan Update June,2005 3-1 �in Douglas and $161,700 in Saugatuck Township in 2000. These values were substantially higher than the median for Allegan County, which was $115,500 in 2000. Table 3-2 Tri-Community Median Home Value, 1990-2000 Community Douglas City Sauqatuck City Sauqatuck Township Tri-Community Average Allegan County Michigan 1990 $99,900 $99 ,900 $94,900 2000 $175,000 $184,400 $161,700 Total Change 19902000 $75,100 $84,500 $66,800 $98,233 $59,300 $60,600 $173,700 $115,500 $115,600 $75,467 $56,200 $55,000 % Change 19902000 75% 85% 70% 77% 95% 91% Source: US Census High home value brings attractive returns on investment, but also prevents many from buying homes in the community, including part-time and seasonal workers typically needed in a tourist or recreational area and young adults with moderate incomes. High property values can provide communities with substantial tax revenues, but can also make property owners less willing to support millage increases. High property values in the City and Village can place additional development pressure for lower cost housing on the more rural parts of the Township where land values and taxes are lower, followed by the demand to extend public services. WORKFORCE The workforce numbered 2,000 for Saugatuck Township (including the City of the Village of Douglas) in 2003 and 725 for Saugatuck City. The unemployment rate was 6.8% in Saugatuck Township (including the Village) and 7% in Saugatuck City. See Table 3-3. This rate was about average for Michigan (7%) in 2003 and only slightly higher than Allegan County, at 6.6%. On average, about 175 persons were unemployed per month in Saugatuck City, Saugatuck Township and City of the Village of Douglas during 2003. Table 3-3 Tri-Community Workforce and Unemployment Rate, 2003 Community Saugatuck City Saugatuck Township and Douglas City Allegan County Michiqan Workforce, 2003 Avg. 725 Unemployment Rate, 2003 Avg. 7.0% 2,000 58,000 5,107,000 6.8% 6.6% 7.0% Source: Michigan Department of Career Development, Office of Labor Market Information - LAUS Data Note: Douglas City included in Saugatuck Township. Tri-Community Comprehensive Plan Update June,2005 3-2 �EMPLOYERS Countywide, manufacturing is the largest employment sector, with over 13,000 employees. Total annual wages for those sectors was approximately $550 million and $73 •million, respectively. Other strong sectors include retail trade with 3,883 employees, accommodation and food service with 2,754 employees and food service and drinking places with 2,436. Annual wages for those sectors were approximately $75 million, $29 million and $25 million, respectively. There are a variety of employers in the Tri-Communities. These inclucie manufacturing, marine services, food service, public employers and others. Table 3-4 lists many of the major employers, but certainly not all employers. Many of the employees are part-time or seasonal, reflecting the high activity of the summer season. Table 3-4 Tri-Community Major Employers and Number of Employees, 2004 City of the Village of Douglas Douqlas Marine Haworth Enterprise Hinqe Tower Marine City of Saugatuck Coral Gables Butler Marros Sauqatuck Schools Mermaid Toulouse Saugatuck Drugs Wilkins Hardware Saugatuck Yacht Service City of Sauqatuck Full TimeNear Around Part Time/ Seasonal Total Employees NP NP NP NP NP NP NP NP 30 121 12 22 4 50 50 50 50 30 20 4 3 8 8 8 54 54 50 50 34 24 12 12 11 8 0 8 Saugatuck Township Clearbrook Ravines Spectators Paramount Tool Best Western 15 3 30 25 5 40 31 NP NP 10 55 34 30 25 15 Total 140 355 495 4 0 0 4 4 4 Source: City of the Village of Douglas, Saugatuck Township and City of Saugatuck NP = Not Provided Separately SEV State Equalized Value (SEV) is a measure of taxable value of real property in a community according to a set of State rules that seek to reflect 50% of true cash value . Real property in the agriculture, industrial, commercial and residential tax classes is Tri-Community Comprehensive Plan Update June,2005 3-3 �reported in Table 3-5 for 1995 and 2003 in the three communities separately and as a total for the Tri-Communities . SEV for the City of the Village of Douglas is included with Saugatuck Township. Agriculture property and industrial property were each very small portions of the SEV of real property in 1995 and 2003, both tax classes dropping below 2% of total real property in the Tri-Communities by 2003. Industrial property disappeared entirely from Saugatuck City by 2003, leaving only commercial and residential property classes in the City. Commercial SEV in the Tri-Communities was 17.4% of total SEV in 1995, but declined to 15.6% in 2003. At the same time, residential SEV in the TriCommunities rose slightly from 78.4% to 81.8% of total SEV, to remain the dominate tax class. Total SEV was $295,232,508 in the Tri-Communities in 2003. Table 3-5 Tri-Community State Equalized Value, 1995 and 2003 A riculture %of Total Residential %of Total $35,672,256 69.3% 1995 Saugatuck City Saugatuck Township & Douqlas TriCommunities $0 $3,408,888 3 .0% $92,466,550 82.6% $3,408,888 2.1% $128,138,806 78.4% $65,960,665 76.9% 2003 Sauqatuck City Saugatuck Township & Douglas TriCommunities $0 $4,080,518 1.9% $175,505,152 83.8% $4,080,518 1.4% $241,465,817 81 .8% Commercial %of Total Industrial % of Total Total Real Pro ert 1995 Saugatuck City Saugatuck Township & Douglas TriCommunities $15,005,710 29.2% $789,750 1.5% $51,467,716 $13,380,300 11.9% $2,742,300 2.4% $111,998,038 $28,386,010 17.4% $3,532 ,050 2.2% $163,465,754 Sauqatuck City Saugatuck Township & Douqlas TriCommunities $19 ,760,433 23.1% $0 0.0% $85,721,098 $26,411,437 12.6% $3,514,303 1.7% $209 ,511,410 $46 ,171 ,870 15.6% $3,514,303 1.2% $295,232,508 2003 Source: Michigan Department of Treasury Tri-Community Comprehensive Plan Update June,2005 3-4 �BUILDING PERMITS The number of building permits issued by a community is an indicator of recent commercial, industrial and residential building activity. Table 3-6 shows that the three communities have averaged about 86 new structures per year from 2000 to 2003, with the exception of 2002 when there was a spike to 113 new structure permits. Most of this activity has been in Saugatuck Township. Building activity was primarily residential , with only four commercial building permits issued in the City of the Village of Douglas between 2000 and 2002, the remainder were new building permits for homes. In Saugatuck Township in the period 2000-2003, three duplexes were built and twenty-nine double-wide manufactured homes were permitted, which are included in the totals in Table 3-6. Table 3-6 Tri-Community Number of Building Permits for New Structures, 2000-2003 Community Douglas Citv of Saugatuck Saugatuck Townsh ip Total 2000 2001 2002 2003 4* 12* 32 17 2 10 62 65 71 14 4 51 79 113 69 83 Source: City of the VJ/lage of Douglas, City of Saugatuck and Saugatuck Township. *During the period May 24 2000 to March 30, 2001 , building permits were issued by the State of Michigan and not the City of the Village of Douglas. The number of permits issued by the State of Michigan during this period was not available. It is likely that between 10 and 20 building permits were issued in Douglas during this period. If 15 were used as the number, then the total in 2000 would be 130 and the total in 2001 would be 132. If the 2000 to 2003 average rate of building were to continue, the number of households could reach about 3,000 by 2010 and about 3,900 by 2020. This rate is higher than that for the period 1990 to 2000, and would lead to a population of about 600 higher than projected for 2010, or about 6,000 persons (See Table 2-2) based on the rate of population increase between 1990 and 2000, or about 1,500 higher for 2020, or about 7,700 persons if household size remained at about 2 persons per household (average for the Tri-Communities). Both Saugatuck Township and the City of the Village of Douglas have enough undeveloped land to accommodate such growth, but building activity in the City of Saugatuck may focus on remodeling, and thus not increase population as rapidly. John f: winword\tri-communities\final\CHAPTER 3 ECONOMICS final.doc C:\Evan\Tri Comm Final 6 2 05\CHAPTER 3 ECONOMICS final 6 2 05.doc Tri-Community Comprehensive Plan Update June, 2005 3-5 �I Chapter 4 NATURAL RESOURCES AND THE ENVIRONMENT INTRODUCTION This chapter discusses the environment of the Tri-Communities, such as climate and natural features, including topography, soils, woodlands and wetlands, lakes, rivers and shorelines. It also discusses how these features can affect development in the community and how important natural features can be protected. CLIMATE Weather conditions affect the community's economic base. Variations in average conditions, especially during the summer months, can cause fluctuations in tourism and outdoor recreation activities, upon which the local economy is dependent. Prevailing winds determine lakeshore and sand dune erosion patterns, which impose limitations on development along the Lake Michigan shore. Below, in Table 4-1, is relevant climatic information for the area. These conditions generally do not pose limitations on the area's growth except along the Lake Michigan shore, where natural forces can cause rapid and extensive erosion of beaches and sand dunes. The climate is also considered favorable for growing certain fruits, such as apples and blueberries. Photo 4-1 Tri-Communities Experience Four Seasons Source: Felicia Fairchild, Saugatuck Douglas Visitors and Convention Bureau Tri-Community Comprehensive Plan Update June, 2005 4-1 �GEOLOGY The Tri-Community area is located on the southwestern flank of the Michigan Basin, which is a bedrock feature centered in the middle of the Lower Peninsula . The sandstone and shale bedrock is overlain by glacial deposits from 50 to 400 feet thick. The e are no outcroppings of the bedrock and the proximity of the bedrock to the surface of the ground does not impose limitations for normal excavating or construction. Glacial deposits consist primarily of sandy lakebed deposits located between two major physiographic formations: the Lake Border Moraine, which is adjacent to Lake Michigan, and the Valparaiso Moraine, which extends through the center of the county, from north to south, oil and gas drilling in the area occurred mostly during the period from late 1930's to the early 1950's. At present, there are no producing wells in the Tri-Community area. TOPOGRAPHY Most of the Tri-Community area is relatively flat, but local variations in elevation of up to 150 feet exist in some places between uplands and the floodplain of the Kalamazoo River. There are also considerable local differences in elevation in the extreme northwest portions of the Township in the sand dunes between the Kalamazoo River and Lake Michigan. The highest point in this area is Mt. Baldhead, which rises 310 feet above Lake Michigan. Areas of abrupt local variations in elevation appear as dark areas on the topographic map and the highest elevations as light colors, such as yellow and beige. (Map 4-1 ). Steep slopes present impressive scenery and pose increased maintenance and construction costs as well as safety risks. This is especially true with unstable landforms such as sand dunes. Generally, slopes exceeding 7% should not be developed intensively, while slopes of more than 12% should not be developed at all because of erosion and storm water runoff problems. Table 4-1 Summary of Relevant Climate Conditions Climate variables Coldest Months (JanuaryFebruary) Hottest Month (July) Annual Average Temperature Average Rainfall Average Growing Season Average Annual Snowfall Elevation Above Sea level Prevailing: Winds Average condition 16°F/-9°C-31 °F/-1 °C Extreme condition -11 ° F - -35° F 60°F/116°C-84°F/29°C 48.3° F 36 inches/91 cm 151 days 80 in/203 cm 590 feet Westerly 96° F -100° F Source: USDA Soil Survey. Allegan County Tri-Community Comprehensive Plan Update June,2005 4-2 �Figure 4-1 Kalamazoo River Basin Watershed graphic designed by Greg Anderson, WMU GIS Department Tri-Community Comprehensive Plan Update June, 2005 4-3 �:i Map 4-1 Tri-Community Topography Saugatuck Tri-Co111munitics ~<., -"1,.,6·0,p~ TOPOGRAPHIC MAP -~ Al 11 (,\t\' ( '(H, I'\ , \11< lll<~A'\ I ,I , i I 1· I I I I C' I -~~ -~ ~ I '"h Mi.mklpal legend c:J ~ 1.~tw,.,!l..,.l/l•k>, ! Sec:llon Lttg•nd :j(I ~ ~ i.,,l\c.c,,wJ.,,-,, Contou,L~1d" ~ t ,'1:1,,, ea..,,.., U•v•tion Range1o·· ~ ■ 1000 10 lt•!.Ok-tl ■ ~!,t'lt-,100IH".-t • i.1 Ill • 11iJ ■ • LI 'lil()l,.,lt~,Of.tt,1 ft~l<-•'JllOf,.41 a-JO~lt".>ll tr r1 ,~ ..,tl0'\ 1, <e>t (00 "-' f!)U .,, ,., , 6'.nh,OOIIH•I f"t'),111:,/~ " ~ ~bt.w lo..,t fka , ., u,.,,,,:iri-,.,~ - ·"""' -~" ... .,,11<1a~ ,.,......." ,1c..-, ;, .,.,,._._. ,""-'",~ .. """ltll')"••~""" w*• Tri-Community Comprehensive Plan Update June, 2005 4-4 * ~,.i-_.... ..-, ~ ,.stf..... �DRAINAGE Most of the Tri-Community area lies within the Kalamazoo River Basin, which begins near Jackson and extends westward into the Tri-Community area (see Figure 4-1 ). The extreme southwestern portion of the Township drains directly into Lake Michigan. All of the watercourses within the area drain into the Kalamazoo River, which flows westward through the middle of the Township and into Lake Michigan. Tannery Creek, Peach Orchard Creek, Silver Creek and Goshorn Creek are all short-run streams that flow into the Kalamazoo River. A network of County drains facilitates the removal of runoff from flat areas with poorly drained soils in the southern half of the Township. The sand and clay bluffs along Lake Michigan in Section 20 are being eroded by grcundwater which flows through the sandy topsoil and onto the less permeable clay layer. The water flows out the side of the bluff, undermining the sandy upper layer. Several County drains were built that collects runoff on the landward side of the bluffs for discharge via a pipe drilled through the bluff into Lake Michigan. Most other areas of the Township drain fairly well, especially Saugatuck and Douglas. All watercourses, including county drains, are found on Map 4-2. The Allegan County Drain Commissioner issued updated development standards in October, 2003. These standards outline the review process for development projects within the County and guidelines for management of stormwater and protection of surface water resources, such as wetlands and floodplains. FLOODPLAINS Areas adjacent to creeks, streams and rivers are susceptible to periodic flooding that can cause extensive damage to buildings and can pose a substantial threat to public health and safety. The U.S. Army Corps of Engineers has mapped the boundaries of the 100 year floodplain in the Tri-Community area. Those boundaries are denoted by the shaded areas on Map 4-2 and would be inundated during an Intermediate Regional Flood. The Federal Flood Insurance Program of the Federal Emergency Management Agency (FEMA) has established guidelines for use and development of floodplain areas. Those regulations indicate that development in floodplains should be restricted to open space, recreational or agricultural uses. Installation of public utilities and permanent construction for residential, commercial or industrial uses should not occur in floodplain areas. Floodway filling or alteration (in watersheds with a drainage area of 2 square miles or more) is not allowed without review and approval by the Allegan County Drain Commissioner and in compliance with the Floodplain Regulatory Authority found in Part 31, Water Resources Protection, of PA 451 of 1994, the Natural Resources and Environmental Protection Act. The US Army Corps of Engineers, in the Lake Michigan Potential Damages Study, found that the Kalamazoo Lake portion of the Kalamazoo River has a greater potential for flooding from high Lake Michigan water levels than thought previously. The study found that both high and low Lake Michigan levels could range more than has been experienced in the lifetime of current residents, and more so than recorded by European settlers. Portions of the downtown of the City of Saugatuck have flooded previously, but additional properties would likely flood if Lake Michigan reached extreme high levels, regardless of the conveyance of floodwaters from inland portions of the Kalamazoo River watershed. Tri-Community Comprehensive Plan Update June,2005 4-5 �7 Map 4-2 Tri-Community Floodplains Saugatuck Tri-Communities FLOODPLAIN MAP 5 ALLEGAN COUNTY, MICHIGAN '\. Municipal Legend i C ] Junsdictlon Boundaries Section Legend LJ Section Bounda-ies Floodplai n Legend" c=:J Zone A -~~ -~ i::;;::J Zone A2 - ZoneA3 Zones ·Floodplain boi.nd.wies WMI digitized from ;ooreferen::ed Rood lntu"arg Rate Mapo (FIRMs) ~ by h ~ Fedel-al Emergency MwiagemetK A ~ (FEMA) Tt-~lncllcaielhailJlP!'QlllnlatBextentoflhe100yea floodplain. This map cam::it be UIIOd lo make a Ooodplain since lloodpkiin del!lrmlneliOM .-e based on liile specific: eloVation rahf than hortzorul d~ance ~ ~ .... '29 25 28 33 ~·~ ;1 i ' ~ 34 ~I I liJ J L ~M·~ 36 ,:is ~-GANOEST I I P \, wf I "'::9"~==:-.::..s...=.-=:-...""~:'·" Tri-Community Comprehensive Plan Update June,2005 4-6 �WETLANDS There are many wetlands in the Tri-Community area. Most are contiguous to or hydrologically connected (i.e. via groundwater) to Lake Michigan, rivers, streams, or creeks. Wetlands are valuable in storing floodwaters, recharging groundwater, and removing sediment and other pollutants. They are also habitat for a wide variety of plants and animals, including a large rookery of Great Blue Herons along the Kalamazoo River. Because wetlands are a valuable natural resource , they are protected by Part 303 Public Act 451 of 1994. Part 303 requires that permits be acquired from the Michigan Department of Environmental Quality (DEQ) prior to altering or filling a regulated wetland. The Wetland Protection Act defines wetlands as characterized by the presence of water at a frequency and duration sufficient to support and that under normal circumstances does support wetland , vegetation or aquatic life and is commonly referred to as a bog, swamp, or marsh and is contiguous to the Great Lake, an inland lake or pond or a river or stream. Photo 4-2 Wetlands in Peterson Nature Preserve Source: Felicia Fairchild, Saugatuck Douglas Visitors and Convention Bureau Regulated wetlands include all wetland areas greater than 5 acres or those contiguous to waterways. Wetlands which are hydrologically connected to waterways are also regulated. Activities exempted from the provisions of the Act include farming, grazing of animals, farm or stock ponds, lumbering, maintenance of existing nonconforming structures, maintenance or improvement of existing roads and streets within existing rights-of-way, maintenance or operation of pipelines less than six inches in diameter, and maintenance or operation of electric transmission and distribution power lines. The Allegan County Drain Commissioner's Development Standards includes a 25' permanent buffer strip, vegetated with native plant species, to be maintained or restored around the periphery of wetlands in development projects. These buffer strips are defined as zones where construction, paving and lawn care chemical applications are prohibited . Tri-Community Comprehensive Plan Update June, 2005 4-7 �Permits are not to be issued if a feasible or prudent alternative to developing a wetland exists in such areas. An inventory of wetlands based on the 1996 land use\cover inventory (see Chapter 5) is illustrated on Map 4-3. While wetlands are mapped, on-site inspections will be necessary to establish whether a wetland indeed exists, and the extent to which it exists on any site. Areas of hydric soils in the south-central part of the Township would be classified as wetlands if they were not in agricultural use and served by county drains. SOILS A modern soil survey was completed for Allegan County by the USO.ti Natural Resource Conservation Service in March, 1987. For information about specific soil types, contact the USDA Natural Resources Conservation Service, Allegan Service Center, 1668 Lincoln Rd, Allegan, Ml 49010-9410, (269) 673-6940, (269) 673-9671 fax. Each soil type has unique characteristics which pose opportunities for some uses and limitations for others. The most important characteristics making the soil suitable or unsuitable for development are limitations on dwellings with basements, limitations on septic tank absorption fields, and suitability for farming. Soil limitations have been classified into three categories, which are described below. • Slight: Relatively free of limitations or limitations are easily overcome. • Moderate: Limitations need to be considered, but can be overcome with good management and careful design. • Severe: Limitations are severe enough to make use questionable. Large areas of soils in the Township create severe limitations on residential and urban development. See Map 4-4. The degree of soil limitations reflects the hardship and expense of developing the land . Fortunately, most of the soils which are not suited for residential development are also considered prime farmland soils by the U.S. Department of Agriculture. Basement Limitations Limitations for dwellings with basements are shown on Map 4-4. Some soils impose severe limitations on basements because of excessive wetness, low strength, excessive slope, or shrink-swell potential. These areas are found primarily in the northeast comer and in the southern half of the Township. Septic Limitations Soils in most of the Tri-Community area impose severe limitations on septic tank absorption fields for a wide variety of reasons. The permeability of soils in the area ranges from very poorly drained to excessively drained. There are only a few small areas which are neither poorly nor excessively drained, do not have a high water table, and are therefore well suited for septic tank absorption fields. These areas are located in the southeast corner of the Township and in the southwestern portion of Douglas. Most of the Tri-Community area that is likely to experience future growth has moderate to severe limitations for on-site septic systems. Map 4-4 shows the septic limitations for the area. This map suggests the need for municipal sewers to accommodate new development in many areas if the density is anything greater than one dwelling unit per two acres. The degree of soil limitations reflects the hardship and expense of developing that land for a particular use. Those soils classified as "severe" have varying degrees of development potential based on the nature of the limitation. Tri-Community Comprehensive Plan Update June,2005 4-8 �~ Map 4-3 Tri-Community Wetlands and Hydric Soils Saugatuck Tri-Communities I I ' ' ' HYDROLOGY MAP 5 ALLEG AN CO UNTY, M IC HJGAN 1 MILE Municipal Legend CJ Jurisdielion Boundaries Section Legend Section Boundaries Water Legend - § -~ Watercourses County Drains Wetlands Legend l'2ZI ~ ~ ' National Wetlands Inventory Wetlands" 96 Land Use Wetlands"' Hydric Soils ~ ~ r::::J c:::J D Non-Hydr!c Soil Possibly Hydr!c Soil"" Hjdr!c Soi - Water • Olgillzed from US Flsh end Wilclhfe Service National WeUand& JrMr'llory maps Wetlands were mapped from high-altllude oolOf lnfr8fBd Mrilll pholcgrllphl In lhe 1970'1 and 1980'1 •· AJt dass!1\ed 600 category wetlands, lowland h.-ct.....oods andloWl.-.:1001'\flerS ... These SOIi •&as maybe h ~ under oertan slla spedl\c eondiUOns wf ~ ~ Tri-Community Comprehensive Plan Update June, 2005 4-9 .-.P'IOml'l)<~~s----l'Clw,ay 1or---~~11oo11 .... ,_,. _ _ �~ Map 4-4 Tri-Community Development Limitations Sa111,:atucl< Tri-( 'onunnnWcs SOIL SlllTABILTY 1\1/\I' l>cvdo1llnc11C and S(•plic s \I 11 :( , \I\ ( 01 ' IY, \II( 111( , ,\ f\ . :'.•I ~ I ,I H M l•tHCIJH~I I (l{lf'l1d -~ -~ ~ c=-- ,.,,-.,:1t1,,,1·,,.,.,.1n, ~ Section leg•nd ~udlt>1,fio1JJ11:li'n11 Dtvelo,-m.e1t1 Sult;,blht,.. ~ ~ J ~ No-tl<,1t.,1 t ... _,.1t1lh 11.,~,,., I U,,·l,.,f,>l•·l,.,.,.d•··..-. f ',hf,c I m•1.1t,g1~ Sepllt Sull.,billty .. I t.11.o11-i1, .. , C•il •...... • l•·••ltl•l•'"" ..,.... i.....,1 .. 1 ..,.e.,11,. ... r,J,-~,l I 11!,I ,1.,,.,. '(.>,40.~,.,noil'-" ~1,j,,,J,..~ -Ml•h1<,,.,.,.,~ 1....~ .... ,, ..,..1,,.,, ...... ,..... 1-i~w..J•·• ... ... 11~•"·"""'••1tltjlh.lfld1,l'llri,-.,1l><"C"l'r,.;.t>1 h• ..,,J Mb•~,..-.... '"'~-~v..,ry,.'C'I..,,.... ... oLl'l, .. 1<,,>,.,,.fl,r,, ...... , _ . , ..... ~1-1-IO\,......,~. .. ~.*"-••·.lll~lutlll""""-'llnl•hHh l"'"'"O ....... ..,., .... q,tl.oo; t"2n'Wll) "'·"""•J ,_....•..., 6',,..,,..,........ t-'Of •~~ fW'O "'''"'· ,"""'~·~••PflJPC'tb, ~ ...... ,.. 5n:'1f,.-<,·f..·ro--,..,., ,.1r...,•.-Ynol-.. lou,&ait,,r.i, .ai,k ♦ ,o,.;,,cr1tlW\ll'IDftWl•••• ...... -•I S.w•• 1-J~ _!\HJ.._t.,o1i....,,..,,1,1~,~·~......,., Mi\_,.(>..,i•~•.,; ... ,,...,,.,,,.,r,y""'...,.1~-"h-J.• 1-,. .........., *.,....~-· t \•~,-~k«Mf', w*• Tri-Community Comprehensive Plan Update June, 2005 4-10 , 't~ o• �Standards for Septic Systems The Allegan County Health Department has established certain standards for septic systems. These standards apply somewhat different site characteristics when determining the degree of limitations for septic systems, compared to the USDA Natural Resource Conservation Service approach, which focuses on soil types and slope. Below is a review of these standards by development type. Single Family Residential The Allegan County Health Department has developed building site acceptance specifications for onsite septic disposal. Generally, if a residence is planned for a particular part of Saugatuck Township where municipal sewer is not available, the following Allegan County Water and Sewer Regulations apply. "The following specifications shall be used in determining the suitability of the soil to provide satisfactory drainage for a sewage disposal system utilizing one or more septic tanks and an absorption field , trench or bed : • The soil classification and interpretations as provided by the United States Department of Agriculture, Soil Conservation Service and the use limitations pertaining to that soil classification may be considered by the Health Officer and used as part of the soil and drainage evaluation. • The borings or excavations shall be made within the area proposed for the sewage disposal system to determine that the seasonal high water table and soil formations comply with this section. The Health Officer may request that excavations or borings to a minimum of six (6) feet be made available for inspection and evaluation of soil types and conditions . • Seasonal high water table or evidence thereof shall be at least four (4) feet below the bottom of the trench or bed. • Impervious hardpan or clay, if present, shall be at least four (4) feet below the bottom of the trench or bed. • Filled ground or "made land" shall be acceptable only under specific written approval of the Health Officer and in any case shall be compacted or allowed to settle for at least one (1) year from the time of filling. • In addition to evaluation of the data required above, the Health Officer may request stabilized percolation rate tests, conducted by a qualified professional, when deemed necessary to determine the absorption capacity of the soil. • Sufficient area shall be set aside or put on reserve for a future replacement system. Such replacement system area shall at least equal the area required for the initial system. In cases where filling is allowed, the size of the replacement area shall equal the area of the initial absorption system and fringe area. The replacement drainbed must be isolated at least 15 feet from an existing bed/field or drywell." Lot size can be affected by the use of private wells and onsite septic systems. There must be an adequate separation distance between the well and any component of the septic system, and in Allegan County this is 75 feet. A separation distance of 100 feet is required between any portion of the septic system and a lake or stream but only 1O feet to a property line. The size of the required septic field and an area designated for a replacement field Tri-Community Comprehensive Plan Update June, 2005 4-11 �depends on the percolation rate of the soil and the number of bedrooms in the house. Other factors that could increase the size of the absorption field are: • "For each additional bedroom over six (6) add 250 gallons liquid capacity. • Additional septic tank(s) shall be required by the Health Officer where adverse soil , conditions are determined to exist. • If a garbage grinder or sewage lift with a grinder pump is planned or installed, additional septic tank capacity and absorption area will be required by the Health Officer. • Footing drain water, roof water, or storm drainage, shall not be connected or discharged into or over the surface of a sewage disposal system. • Water softener effluent is discharged into a sewage system rather than a separate system, additional absorption area will be required. • Hot tubs, garden tubs, Jacuzzis, etc. having a liquid capacity exceeding 100 gallons will require additional absorption area." Alternative systems may be permitted by the County Health Department upon the guidance by the County Board of Commissioners. All Other Residential, Plus Commercial Commercial and group residential systems have different standards than single family systems. All sewage disposal systems except one and two family dwellings are under the control of the DEQ. The Allegan County Health Department is authorized by the DEQ to handle septic system disposal for flows in amounts of less than 10,000 gallons per day. Commercial systems generally have flows greater than that of a residential system, depending on use. Size and spacing requirements for onsite septic systems, plus soil percolation rates can make some parcels or areas of the Tri-communities difficult to site a commercial establishment. A "pump and haul" system has been employed in many communities where onsite sewage disposal was not possible and municipal sewers were not available. "Pump and Haul" systems have been used adjacent to lakes or where groundwater is very high. This system is essentially a large holding tank that stores sewage until it is pumped out and hauled to a waste treatment facility. Depending on the type of establishment, pumping could take place at a rate exceeding once a day. In Allegan County, such systems are only permitted where municipal sewers are scheduled to be built within six months of occupancy. Hydric Soils Hydric soils are another limitation on development. Hydric soils generally have been exposed to water saturation conditions for extended periods, such as in a wetland . They are very poorly drained, saturate easily and retain large quantities of water. If artificially drained, they are often suitable for farmland use. Map 4-3 shows where these soils are. In the Tri-Community area, most of the hydric soils are found near watercourses and correspond to present or former wetlands. There is a large area of hydric soils in the southwest portion of the Township which is currently being farmed . Residential, commercial and industrial development in areas containing hydric soils should be discouraged. Tri-Community Comprehensive Plan Update June,2005 4-12 �Prime Farmland Prime farmland soil types have been identified by the Natural Resources Conservation Service as those best suited for food production: they require minimal soil enhancement measures such as irrigation and fertilizer. There is a very large area of prime farmland soils in the south central portion of the Township. These areas contribute significantly to the area's economic base. The loss of prime farmland to other uses results in farming on marginal lands, which are more erodible and less productive. Soils in prime farmland categories that have frequent flooding or seasonal high water table, such as those in the southern half of Saugatuck Township, qualify as prime farmland because those limitations have been overcome by drainage. Unique farmlands are based on certain soil types as well as other factors, such as landscape position (proximity to water supply, orientation to sunlight, slope, etc.), moisture supply and present management practices. Prime farmland soils and unique farmlands are shown on Map 4-5. Unique farmland and lands enrolled in the Farmland and Open Space Preservation Program (PA 116 of 1974) are also depicted on Map 4-5. See contract list in Table 4-2. Total 466.58 acres mapped and not mapped. Tri-Community Comprehensive Plan Update June,2005 4-13 �Table 4-2 Revised PA 116 Contract List as of 9/30/2004 Agreement# GIS Acreage OwnerName Township LegaIDesc1 Last 6 Numbers of Aareement # refer to the Expiration Date IExamole: -1 23125 = 12/31/2025}. Records end ing in 94, 95, 96, 97, 98, 99, 00, 01, 02 , and 03 are ex pired but are still o n file. SauQatuck Township Comm in center of Old Allegan Road 85.47 ft SW of NE comer Lot 18, th S 1518.6 ft, th W 577.23 ft to W line Lot 18, th N along W line to center Rd ., th NE'ly along Rd. to beginning being part of Lot 18; Sections 11 & 14, T3N , R16W , Saugatuck Township , Allegan County, Michigan. Comm at the SW corner of the SE 1/4 of the SE 1/4 of the SW 1/4 of Section 27 , T3N , R16W , as the POB. then N 330 ft, then E 132 ft, then S 330 ft, then W 132 ft to the POB. ALSO the NE 1/4 of the NE 1/4 of Section 33, T3N , R16W , EXCEPT the S 200 ft of the E 275 ft of the NE 1/4 of the NE 1/4 of Section 33, T3N , R16W , Saugatuck Township, Allegan County, Michigan. SW 1/4 of NE 1/4, Sec 33, T3N, R16W, ALSO W (2) rods (33ft) of W 1/2 of NW 1/4 of NE 1/4, Sec 33, T3N , R16W, Saugatuck Township, Allegan County, Michigan. (41) Saugatuck Township That part of W 20 acres of SE 1/4 & E 1/2 of SW 1/4, Sec 25 lying S'ly of a line descas comm at SW cor of sd sec, th N 89deg 12'57' E along the S line of the SW 1/4 1610.30 ft to POB of sd desc line, th N 54deg23'33' E 1685.06 ft to E line of the W 20 acres of SE 1/4 & POE of said desc line Sec 25; ALSO SE 1/4 of NW 1/4; ALSO that part of E 1/2 of SW 1/4 & W 20 acres of SE 1/4 Sec 25 lying N'ly of a line desc as comm at SW cor of sd sec, th N 89deg12'57' E along the S line of SW 1/4 1324.61 ft to W 1/8 line of sd sec, th N 00deg05'20' W along the sd W 1/8 line 106.71 ft to POB of sd desc line, th N 54deg23'33' E 2036.22 ft to the E line of the W 20 acres SE 1/4 of sd sec & POE sd desc line Section 25; All above in Section 25 , T3N , R16W , Saugatuck Township, Allegan County, Michiaan. 03-49831 -123107 18.45 Linda J. Charvat SauQatuck Township 03-16300-123104 60.01 August L. Knikelbine Saugatuck Township 03-17868-123199 03-48670-123105 39.8 Bruce R. Gould 127.68 Ronald S. Powers 03-25207-123111 48.62 David M. Skinner SauQatuck Township 03-25505-123116 58.02 Harold R. Krupka Sauaatuck Township The N 34 acres of the E 50 acres of the S 1/2 of the NE 1/4 of Section 28, T3N , R16W , EXCEPT beg at the NE comer of the S 1/2 of the NE 1/4 Section 28, T3N , R16W, then S 89deg03'30" Won the E W 1/8 line, NE 1/4, 1650 ft, then S 00deg46'07" E, 883.77 ft, then N 89deg12'43" E, parallel with the S line of the section. 623.32 ft, then N 02deg 18'52" W 851 .63 ft, then N 89deg09'30" E, 1049.65 ft to the E line of the section, then N 00deg46'07" W on section line 33 ft to the POB; all in Section 28, T3N, R16W , Sauaatuck Township, Alleaan Countv, Michigan. The S 1/2 of the NW 1/4 of SE 1/4, EXCEPT a parcel in the NW corner 18 rods N & S by 27 rods E & W , ALSO the SW 1/4 of the SE 1/4 of Section 26 , ALSO EXC comm on S In of sd Sec 26 at a pt 758.50 ft, S 89deg31'15" E of the S 1/4 post, th N para with the N-S 1/4 In, 155.57 ft, th S 89deg31'15" E 280 ft, th S 155.57 ft, th N 89deg31'15" W 280 ft to POB; All land desc located in Section 26, T3N R16W , Saugatuck Township, Allegan County, Michigan. The S 3/4 of N 1/2 of SW 1/4 of Section 28, T3N, R16W , Saugatuck Township, AlleQan County, MichiQan. (60) Sauaatuck Township The W 1/2 of NW 1/4 Section 35, T3N R16W, ALSO at the NE corner of Sec 34 , th Won the N line of sd sec, 831 .16 ft to the POB of this desc, th cont. W 172 ft, th S 204 ft, th E 111 .34 ft, th N 54dg40' E 74.35 ft, th N 161 ft to the POB, ALSO EXC comm 590 ft E of the NW comer of Sec 35, th S 500 ft, th E 450 ft, th N 500 ft, th W 450 ft to POB, Section 34, T3N R16W, ALSO EXC that part of the NE 1/4 of the NE 1/4 of Sec 34, desc as beginn at a point on the N line of Sec 34 , being N godegO0'OO" W 817 .18 ft from the NE comer of Sec 34, th proceeding S 26deg00'00" E 61 .295 ft, th S 0OdegOO'0O" W 218.05 ft, th N 90deg00'00" W 240.17 ft, th N 0OdegOO'OO" E 144.645 ft, th S 90deg00'00" E 14.26 ft, th N 0Odeg00'0O" E 128.50 ft to the N line of Sec 34 , th on sd N line S 90deg00'00" E 13.06 ft, th S 0Odeg0O'00" W 204.00 ft, th S 90deg00'00" E 111 .34 ft, th N 54deg40'06" E 74.355 ft (previously desc as N 54deg40' E 75.35 ft) , th N 0OdegOO'OO" E 161 .00 ft to the N line of Sec 34, th S 90deg00'00" E 13.98 ft to the POB, cont 0.671 acres being subject to any part taken , used or deeded for public road purposes and being subject to any easements or other conveyances of record. All land is located in Section 34, T3N R16W , SauQatuck Township, AlleQan County, MichiQan. 03-16301-123104 03-34237-123102 Not MaPPed Auaust L. Knikelbine Not Maooed Paul A. Koeman Sauaatuck Township Tri-Com munity Comprehensive Plan Update June, 2005 4- 14 �7 Map 4-5 Prime Farmlands with Agricultural Protection SaugatucJ< Tri-Communities PRIME FARMLAND MAP with Agricultural Protection ALL EG A N C O UNTY , MI C HIG AN Municipal Legend C J Jurisdtction Boundaries Section Legend I ] Section Boundaries Prime Farmland* - § Unconditional [=:I Where drained c:=l Where drained and protected from flooding Ij PA116 Protected Lands rzz2l Labeled with contract expiration date • Areas of lh& map shown as prime farmland based on aoll type•"' rot considered prime farmland If they are U'bal'U.ed or built~. Sou-co: 1983 USDA Soil Slriey of Alegan Courty, Maps georeferenoed and digitized by Western Mlctigan Utiversity. * _ ,. . \. . ~··•rrk•t w' 8 . "':-',.C;::!;::..._~-~-=:-:.:ad=-\' Tri-Community Comprehensive Plan Update June,2005 4-15 �GROUNDWATER Groundwater from wells is an unseen resource and is therefore particularly vulnerable to mismanagement and contamination . Prior to the 1980's, little was known about groundwater contamination in Michigan. Since then some startling facts have been revealed. The leading causes of groundwater contamination in Michigan are from small businesses and agriculture. More than 50% of contamination comes from small businesses that use organic solvents, such as benzene, toluene and xylene, and heavy metals, such as lead, chromium, and zinc. The origin of the problem stems from careless storage and handling of hazardous substances. On paved surfaces where hazardous materials are stored, substances can seep through or flow off the edge of the pavement. Materials can get into floor drains which discharge to soils, wetlands or water courses. At present, groundwater is the only tapped source of potable water for the City of Saugatuck, the City of the Village of Douglas and Saugatuck Township. The glacial drift aquifers in the area are especially vulnerable to contamination because of rapid permeability and high water table. In a local example, Douglas' municipal water supply has been contaminated by volatile organic compounds (VOC's), supposedly by an industrial site within the Village (The old Case manufacturing plant, now owned by Haworth Company. This site has recently been allocated $2.2 million by the MDEQ for clean-up. The plume of contamination has been spreading toward the site of an old golf course that has been planned for housing development.) Some areas without municipal sewer and water service are in danger of groundwater contamination due to septic systems, intensive development and a high water table. In the Goshorn Lake area, household wells are susceptible to contamination from septic systems due to intensive development and a high water table. The Allegan County Health Department recommends provision of public water and sewer to households in that area. Protection of groundwater resources is problematic because of difficulties in locating aquifers. Well depth records indicate the relative location of groundwater at particular points. According to well logs from Michigan Groundwater Survey (MGS) data, well depths range from 29 ft. in the north central area to 360 ft. in the extreme southwest comer of the Township. Soils most vulnerable to groundwater contamination are found on Map 4-6 . Well locations are indicated by small triangles on Map 4-6. Tri-Community Comprehensive Plan Update June, 2005 4-16 �=i ) f Map 4-6 Tri-Community Groundwater Vulnerability and Well Locations Saugatuck 1)i-Commw1ities GROUNDWATER SENSITIVITY MAP l ALLEGAN COUNTY, ~UCIOCAN M unlcipal Legend C'I Jurisdiction Boundaries Section Legend Sect10n Boundaries Groundwater Sensitivity• §f -~ ~ ~ - Very High High lloderate lo High lloderate to Low Low - Very Low •Scuce.l.JJsch,OEtel MicHgan StaCe Unlwrsityc«--.er fa- R&'Td.e Senslrg .?J ~ wf -:""r:::~~.:.:::.~ l Tri-Community Comprehensive Plan Update June,2005 4-17 �SPECIAL FEATURES Lake Michigan Shoreline and Beaches The entire shoreline, from M-89 to the sand dunes, is flanked by single family homes overlooking sand and clay bluffs. The Lake Michigan shoreline in Saugatuck Township is very susceptible to wind and water erosion during storms and high lake levels due to resultant wave action. According to US Army Corps of Engineers studies (Lake Michigan Potential Damages Study, 2002), some bluff loss can continue during low water periods as well, but this has not been observed in the Tri-Communities area. The closing of a segment of Lakeshore Drive due to bluff erosion is a graphic example of the inevitable landward movement of the bluff line. This process includes wave action; high Lake Michigan level; wind and rain erosion; the effects of groundwater flow; lake currents that transport sediment; long shore and pier structures that interrupt sediment transport along the shore; and gravity. The Saugatuck Pier is an example of a structure that contributes to shoreline erosion in the direction of current flow, according to a Harbor Structure Impact Study. These all work together to create a bluff dynamic that poses potential hazards to public health and safety. The Shorelands Protection Act of 1970 [now Part 323 of PA 451 of 1994] was enacted to identify areas where hazards exist by designating them and by passage of measures to minimize losses resulting from natural forces of erosion. High risk erosion areas are defined by the State of Michigan as areas of the shore along which bluffline recession has proceeded at a long term average of 1 foot or more per year. Almost the entire Lake Michigan shoreline in the TriCommunity area has been designated as a high risk erosion area, with some portions eroding at a rate of 1.7 feet per year. Within the designated area, shown on Map 4-7, alteration of the soil, natural drainage, vegetation, fish or wildlife habitat, and any placement of permanent structures, requires a DEQ review and permit, unless the local unit of government has an approved high risk erosion area ordinance. Similar to most shoreline communities in Michigan, Saugatuck Township, Douglas and Saugatuck do not have such an ordinance. Photo 4-3 Lake Michigan Beach Source: Felicia Fairchild, Saugatuck Douglas Visitors and Convention Bureau Tri-Community Comprehensive Plan Update June,2005 4-18 �Recent studies by the US Army Corps of Engineers (Lake Michigan Potential Damages Study) have re-examined the potential damages that could be caused by fluctuating Lake Michigan levels. These studies were based on evidence that the range of that fluctuation could be greater than has been experienced in the lifetime of current residents, and more so than recorded since European settlers arrived. The study found that many existing residences could suffer damage, or even be destroyed by collapsing bluffs, within the next 50 years . Only a very well-constructed armament of the shore, with Class One revetments (engineered to survive at least 50 years) extending at least 1,000 feet along the shore is likely to prevent the loss of structures within the potential erosion zon8. However, it is unlikely that such structures will be permitted by the Corps of Engineers because armament of the shore prevents the contribution of sediment to the littoral currents that nourish beaches down the coast. The result of armament of one section of shore has often been found to accelerate erosion of the next, unarmored segment of shore. The Tri-Community Lake Michigan shoreline has parcels of many different depths. Where shoreline parcels are not very deep, there is little room to adjust to the receding bluff. See Photo 4-4. There will likely be considerable pressure to obtain permits to protect those bluffs from further erosion. Where parcel depth permits, residences could be moved or rebuilt farther from the advancing bluff. See Photo 4-5. New homes could be built using a system of built-in rollers that permits it to be moved back when necessary. Tri-Community Comprehensive Plan Update June, 2005 4- 19 �Photo 4-4 Shallow Lakefront Parcels in Saugatuck Township Source: U.S. Army Corps of Engineers Tri-Community Comprehensive Plan Update June,2005 4-20 �Photo 4-5 Deep Lakefront Parcels in Saugatuck Township Source: U.S. Army Corps of Engineers Of particular concern is the safety issue of falling debris from collapsing houses and the public health hazard of damaged or collapsed septic systems. This danger needs to be addressed as the bluffs continue to erode. Fluctuating Lake Michigan levels also affect the beaches. At very high Lake Michigan levels, there can be little or no beach for residents and tourists to walk along . At very low levels, there is plenty of beach to enjoy. Tri-Community Comprehensive Plan Update June, 2005 4-21 �7 Map 4-7 Tri-Community High Risk Erosion Areas Saugatuck Tri-Communities HIGH RISK EROSION AREAS AL LEGAN COUNTY, l't11 CHJGAN Municipal Legend c::Ji JurlsctecUOn Boundwies Section Legend 1 Secbon Boundaries Parcel Legend § C::J -~ ~ ~ ~ ~ Parcel Boundaries High Risk Erosion Areas Cl ErOSion Neas Wilh 30 and 60 Yea- Setbacks• teb 11 ff ~. it 'Nl.fflb&ni In fMI "'f)IOMnl it. p,oJIICted lh:Jrolre rec.N9ion dlt#n::eS for JO ind 60 ~ periods Thole.,.... . . defnid by P.rt 323, S1-ofeli!nd, Proteccion ind Managemert. of h NaU'al R.ho1.1ee & ErwlfOmlert.al PIQtectlonAd. 1994 PA ◄ 51 bef~ Groat ulrN ~ .... doa.monl9d lo recede., average of one fool or ITIOAI ~ yea- Mic:Hg#t [)ep#tmett of Natuw: ~ 0 8 9 - Lend.-dWaterM~Olvtlion - 1995 1 leg.., ~ ~§ H it Ra ~~ 1j !. H ~ll w' . _..________ ... _ ,.. __ M,,p,,Co.nr~.._.........__"" Tri-Community Comprehensive Plan Update June, 2005 4-22 �j"" Sand Dunes The sand dunes along Lake Michigan in the northwest corner of the Township represent a unique and fragile physiographic formation and ecosystem that is very susceptible to wind and water erosion, and destruction due to careless use or development. The dune arect which is in Saugatuck Township and the City of Saugatuck has been identified by the Michigan Department of Natural Resources (DNR) as a critical dune area, subject to protection under the Michigan Sand Dune Protection and Management Act, new Part 353, PA 451 of 1994. The designated critical dune area is shown in the shaded region of Map 4-8. Under this Act, all proposed commercial or industrial uses, multifamily uses of more than 3 acres, and any use which the local planning commission or the DEQ determines would damage or destroy features of archaeological or historical significance must be approved by the State. Single family residential development is to be regulated at the local level. The law prohibits surface drilling operations that explore for or produce hydrocarbons or natural brine as well as mining activities (except in the case of permit renewals). The legislation also imposes certain standards on construction and site design in critical dune areas . Site design and construction standards for sand dunes should be enhanced at the local level to prevent further deterioration of this fragile environment. Areas needing special attention in such standards are vegetation, drainage and erosion protection. WOODLANDS The wooded areas of the Tri-Community area are a mixture of hardwoods and conifers. Large areas of upland hardwoods are found in the sand dune areas, along Lake Michigan, and in the northeast quarter of the Township. A large area of lowland conifers exists in the southwestern portion of the Township east of 1-196. Other smaller patches of upland and lowland hardwoods and conifers are scattered throughout the area, as shown on Map 4-9. Mature trees represent a valuable resource in maintaining the aesthetic character of the area, not to mention their overall importance to wildlife and the natural environment. In particular, the wooded sand dunes along the Kalamazoo River and Lake Michigan, and those buffering adjacent uses from 1-196, are especially important. They should be managed to insure their long term existence. Tri-Community Comprehensive Plan Update June,2005 4-23 �7 ) ) Map 4-8 Tri-Community Critical Dunes Areas Saugatuck Tri-Communities CRITJCAL DUNES MAP ALLEGAN COUNTY, MICHIGAN ' ~' Muni cipal legend i c:::J Jurtsdiction Boundartes Section Legend i__, Section Boundaries Critical Dune Legend ~ Designated Barrier Dune Formations l122l Exemplary Associated Plant Commun~ies -~ ~ Sot.n:e AIIH or Proposed Crilk:-al Di.ne• - 02/17(1989 ·S:t ~ Land and Walof Management Olvlfllon - M!cNgan Department of N.lural Resotn:es Olgl~ ftom g&OA1f--»d or paper maps from pi.blahed atlas -=- J ~ 28 I •-- _L 33 .I 2;r 34 I t 16 ,,,..~ I f I I .,.,,J :1 I ~s•-•~ •! -- ' i ----ti - ,--+I =•1: ;' -36 ! i ~17! -I! --I ~ 1-~·r 1-· 1, . - - -·-·~ ) ~ -I r·~ I ~~ <1. -- - - ._ Tri-Community Comprehensive Plan Update June, 2005 · 4-24 wt I 122tdA,4 l N .......,,~....,~a.---""....., ._.._._.__.. ,....d._ ... �7 ) ) Map 4-9 Tri-Community Woodlands , Saugatuck Tri-Communities ; WOODLANDS MAP ALLEGAN COUNTY, MICHIGAN I ~ Municipal Legend I CIJurisdictlon Boundaries Section Legend [ Section Boundaries Woodland Legend' - ~ Natural Woodland -Tree Plantation -~ ~ • Based on a 1996 Land Use Classification conducted by the GIS Research Center at Western Mchigan UnNel's!ty for a ~ project funded by the Envlronmental Protection Agency ~ ~ wf r ... John : f:\winword\tri -communities\final\CHAPTER 4 NATURAL RESOURCES final.doc ,,.,,.. .j. "':""_c:-:=.=:-:-8::.":.-=:.-::.,.__. C:\Evan\Tri Comm Final 6 2 05\CHAPTER 4 NATURAL RESOURCES final 6 2 05.doc Tri-Community Comprehensive Plan Update June,2005 4-25 �Chapter 5 EXISTING LAND COVER AND USE INTRODUCTION This chapter discusses the types of land uses and land cover in the Tri-Communities. Land use refers to the types of activities on land, such as residential, agricultural, commercial, industrial and recreational. Land cover refers to the presence and type of vegetation or lack of it, such as dune areas and water bodies. LAND USE/COVER DATA SOURCES Land cover and use refers to an inventory of existing vegetation, natural features, and land use over the entire Tri-Community area. This data was obtained in computerized form from the Allegan County GIS Department based on 1978 aerial photographs and the Michigan Resource Inventory System (MiRIS) database, and an update based on 1996 aerial photographs and interpreted by Western Michigan University GIS Department. Land cover and use categories included in the data are explained on the legend to Map 5-1. The wetlands and woodlands maps in Chapter 4 were also derived from this data. Land use by category for the entire Tri-Community area is shown in Table 5-1. This information was derived from the aforementioned data sources and areas were calculated using the County's Geographic Information System (GIS). The predominant land use in the Tri-Community area is agricultural (3, 11 O acres), followed by single family residential (2,242 acres). There were substantial changes in land use between 1978 and 1996. Agriculture declined by 43% from 5,431 acres and residential increased by 57% from 1,431 acres. Much of the shift in agriculture went to "open land, shrub and herbaceous," the rest to low density residential. The predominant land cover types are upland forest, open land, shrub and herbaceous (3,570 acres) and wetlands (2,645 acres). The data shows that wetland acres increased by nearly 700% between 1978 and 1996, this is due to changes in classification and not to an increase in the acres of wetlands. Often, wetland acres decline due to development, but this data does not reflect any wetland loss. Vacant land, which includes the categories of open land, shrub and herbaceous, upland forest, lowland forest and wetland land cover types, comprises fifty-six percent of the total land area (street ROWs, which comprise about 1.3% are excluded). Tri-Community Comprehensive Plan Update June,2005 5-1 �7 ) ) ) Map 5-1 Tri-Community Land Cover/Land Use, 1996 Saugatuck Tri-Communities I i LAND USE 1996 MAP _..J:.:-_ 5 ALLEGAN COUNTY, MIClUGAN Municipal legend C:,Jurisdicl,on BoundaMes Section Legend 7 Section Boundaries Land Use Legend• r=] Resldentia! § c=J Mobile Home Par1( .~ - commercial c:::::I Institutional -Industrial CJ Transportation ~ ~ - Utilities Recreation Cemeteries Cl AgMculture c::::J Herbaceous and Shrubland ~ ~ liil:ITreePlantation Woodland □ Wetlands CJ Water D Dunes, Beaches and Banks - Exposed Rock Aggregate Extraction CJ Landfills and Junkyards • Land use interpreted by the 01S Research Center al Weslem Mchlgan Uolversily fof a project funded by lhe EnWOf'lmenlal Protection Agency wf "'":"'..;::'!::!':.:..-:::.~:-:.-- Tri-Community Comprehensive Plan Update June, 2005 5-2 �Table 5-1 Tri-Community Land Use/Land Cover, 1978 & 1996 1978 • 1996 LAND COVER/USE Residential: Low Rise Multi-Family Single Family/Duplex Mobile Home Park Commercial: Central Business District* Strip Commercial* Industrial Institutional Transportation Commun ication and Utilities Extractive or Wells Outdoor Recreation Cemeteries Agricultural Open Land, Shrub and Herbaceous Upland Forest Acres %of Total Acres %of Total % Change 19781996 6 1,431 41 0.0% 8.1% 0.2% 45 2,242 38 0.3% 12.6% 0.2% 665.5% 56.7% -8 .5% 0 180 21 37 281 36 0 317 22 5,431 1,032 6,406 0.0% 1.0% 0.1% 0.2% 1.6% 0.2% 0.0% 1.8% 0.1% 30.6% 5.8% 36.1% 96 76 144 152 239 52 50 249 28 3,110 3,570 3,663 0.5% 0.4% 0.8% 0.9% 1.3% 0.3% 0.3% 1.4% 0.2% 17.5% 20 .1% 20.6% 0.0% -57 .7% 598 .5% 311 .7% -15.1% 46.4% -21 .5% 29 .7% -42.7% 245.8% -42 .8% Lowland Forest Water Wetlands TOT AL AREA (ACRES & %) 991 1,193 334 17,758 5.6% 6.7% 1.9% 100.0% 0 1,349 2,645 17,749 0.0% 7.6% 14.9% 100.0% 100.0% 13.1% 692.9% 0.0% - Note: City and Village data included in the Township. SOURCE: 1978 data: MIRIS, Land and Water Management Division, DNR 1978 SOURCE: 1996 data: GIS Research Center Western Michigan University & Allegan County GIS Department *CBD was included in strip commercial in 1978 Land Use by Tax Class Another measure of land use is to look at land use by tax assessment classes . This approach covers the use of the land but not the different characteristics such as vegetative cover, water, etc. Land use acres by tax class for the Tri-Communities are shown in Table 5-2. See also Map 5-2. It can be useful to compare land use as interpreted from aerial photographs and land use by tax class in order to view the potential for development. Land may be vacant or have shrub or wooded cover, but if classed as residential , commercial or industrial it has potential for development in the near future . While about 2,200 acres are currently in residential land use, according to the 1996 Land Use/Land Cover Map (Map 5-1) and Table 5-1 , there are over 10,500 acres classed as residential in Saugatuck Township (Table 5-2). This suggests a large portion of the Township is primed to be converted from vacant to residential development. However, Tri-Community Comprehensive Plan Update June, 2005 5-3 �note on Map 5-2 that there are large areas classed as residential that are unbuildable, especially in the wetland areas in the Kalamazoo River floodplain . Table 5-2 Land Use by Tax Class, Saugatuck City, Saugatuck Township and City of the Village of Douglas, in Acres, 2003 Class Code 000 001 101 102 201 202 301 302 401 402 601 602 701 702 705 Total Class New Parcel Real Reference Real Agricultural Agricultural Vacant Commercial Commercial Vacant Industrial Industrial Vacant Residential Residential Vacant Developmental Developmental Vacant Exempt Exempt Vacant Commercial Forest Acres by Jurisdiction Saugatuck Twp 291 59 3,488 91 2,723 7 169 2 8,644 1,686 262 Saugatuck City 6 1 0 0 68 0 0 0 507 0 0 Douglas City 14 0 0 0 250 14 69 0 1,387 7 71 Total Acres by Class 311 61 3,488 91 3,042 21 238 2 10,539 1,693 333 43 860 0 0 18,326 0 283 0 0 865 0 71 0 0 1,885 43 1,214 0 0 21 ,076 Source: Allegan County GIS Department Tri-Community Comprehensive Plan Update June, 2005 5-4 �2 co "O a. >< ....ns>, N.C I L{) Q) 1/) c..:::::, ro 'tJ ~c ns --' :::> C co 0:: Q) .2: ti) CLO 0 .s::::.O Q) Ql N ~ 0:::, (.)' ~ ·c: :::, E E 0 (.) I ·.::: f- LO g J, �AGRICULTURAL The size of agricultural parcels in Saugatuck Township ranges from over 160 acres to under 10 acres, with the average size being about 43 acres. Agricultural land in the Township is used primarily for crops and orchards, with some livestock. See the parcel dist,ibution on Map 5-2. Prime Farmlands Prime farmland is generally concentrated in the south central part of the Township . See Map 4-5. There is a fairly good match between the location of prime farmland soils and the location of agricultural land (see Map 5-1, Land Use/Land Cover). Prime farmland is of major importance in meeting the nation's short and long term needs for food. Prime farmlands have been identified by the USDA Natural Resources Conservation Service so that local governments can encourage and facilitate the wise use of valuable farmlands. Prime farmland is that which is best suited to food, feed, forage and oilseed crops. The soil qualities, growing season and moisture supply are those needed to economically produce a sustained high yield of crops. Michigan Farmland Preservation Act The Michigan Farmland Preservation Act of 1974 (PA 116), now Part 361 of PA 451 of 1994, allows landowners to enter into a voluntary agreement with the State whereby the land will remain in agricultural use for at least ten years. In return, the landowner is entitled to certain tax benefits. The program has been effective in helping to ensure that suitable lands are retained for farming. There are 74 acres of PA 116 lands in the Township , all of them in the southern half, in sections 27, 28 and 33. In 1988, there were 1,100 acres under PA 116 contracts. This is a reduction of nearly all PA 116 lands since the previous Comprehensive Plan was written . Contracts for the remaining PA 116 lands expire in 2004. This means this land is available for residential use and is no longer being managed for long term agricultural production. Most of the prime farmlands in the Township are not suitable for intensive development because of soil limitations. However, there are some farmlands that are suitable for development. RESIDENTIAL Residential areas in the Tri-Community area vary widely in character between the rural areas of the Township and the urbanized areas of Saugatuck and Douglas. The majority of residential development in the Township is scattered along county roads and along the Lake Michigan Shore. Most resort-residential development in all three communities is located along the Kalamazoo River and Lake Michigan. Single family structures are the predominant residential type. The "hill" in Saugatuck and the neighborhood surrounding the Village Center in Douglas are other distinct residential areas. Most multiple family structures are concentrated in Saugatuck and Douglas, with only one such development in the Township (Section 3). There are four mobile home parks in the Tri-Community area: two in the City of the Village of Douglas and two in the southern half of the Township. Some distinct residential areas existing within the three communities are described further below. See the parcel distribution on Map 5-2. Lakeshore Area The Lake Michigan shore is fronted by many large single family homes along Lakeshore Drive for five miles from M-89 to the City of Saugatuck. This area is characterized by scenic vistas of the lake and the bluffs. Large trees line the road and many homes are Tri-Community Comprehensive Plan Update June, 2005 5-6 �on wooded lots. Many of the lots are very long and narrow. See the parcel distribution on Map 5-2. Where lots are long, there may be sufficient depth to move homes or rebuild as the bluff retreats landward over time. Where lots are very shallow, there is no room to adjust to bluff retreat and many of the "second tier" homes (those across the street from lake'front lots) may become "first tier'' as homes currently on lakefront property are destroyed. See the discussion and photos in Chapter 4. This is likely to be a protracted process as bluff retreat does not occur at a constant rate and varies in rate along the shoreline. A large portion of the lakeshore both north and south of the mouth of the Kalamazoo River is undeveloped or very sparsely developed. A portion of this segment of shoreline is in public ownership as Oval Beach Park. A fund-raising program is underway to acquire the "Denison Property", which is the large acreage immediately south of the river mouth. This would provide a more substantial public beach and help preserve the dune ecosystem in a natural state. Preservation of the area north of the River mouth is also sought in order to add to the State Park. Kalamazoo River Much of the area surrounding the Kalamazoo River east of Douglas is a wetland, unsuitable for residential use. The area is also wooded and is habitat to many birds and other wildlife. In some places, homes overlook the Kalamazoo River and Silver Lake (a shallow bayou connected to the Kalamazoo River) . The character of the Kalamazoo River area is widely different from other residential areas of the Township in that there are no farms or commercial/industrial development-aside from a marina in Section 23. Lot sizes in this area vary widely. Lots on the north side of Silver Lake tend to be very long and narrow and could pose land development problems if permitted to be subdivided any further. See the parcel distribution on Map 5-2. Rural Areas The rural areas of the Township are the southern agricultural, northeast, and riverfrontdunes areas. The southern agricultural area consists of farms, orchards, and a growing number of single family homes on large lots (1 O+ acres). Typically, these homes are located along the county roads at the perimeter of the sections. In addition to scattered development on large lots, there are several subdivisions. These are developments with 30 or less lots averaging approximately one acre each in size. The northeast area is a mix of woodlands and farms, with some steep slopes. Residences are mostly on large lots (40+ acres), with some on small lots within the large lots. Residences in the riverfront-dunes area north of Saugatuck are mostly on small lots fronting the Kalamazoo River. Most of that area is unspoiled wetland, dunes and beaches. See the parcel distribution on Map 5-2. Douglas Approximately 25 blocks of long-established neighborhoods surround the center of the City of the Village of Douglas. These consist primarily of older homes with some homes less than 30 years old scattered throughout. Elsewhere in the Village, residential development is concentrated along Lakeshore Drive and along Campbell Road, 130th Avenue, and Water Street. Saugatuck Condominiums line the shore of Kalamazoo Lake along Lake St. and block a scenic view of the lake. Most of the City's year-round residents live above the steep ridge ("the hill") Tri-Community Comprehensive Plan Update June, 2005 5-7 �which separates the waterfront area from the rest of the City. Small cottages on very small lots line the west shore of Kalamazoo Lake along Park St. Tearing down smaller, older homes to be replaced by larger, newer homes will become a larger challenge in the next few years to retaining a "quaint small town" atmosphere . • COMMERCIAL The major commercial areas in the Tri-Community area are in the northern part of the Township along Blue Star Highway, downtown Saugatuck, the Douglas village center, and in Douglas along Blue Star Highway. Blue Star Highway The negative effects of commercial strip development has been addressed by zoning ordinances such as consolidation of driveways and parking facilities , grouping of stores into "mini malls", and site design standards which require that natural features be positively incorporated into new developments, as well as minimizing "asphalt landscaping". Siting new development back from the highway has been a major improvement. Sixty-five percent of the people responding to the 1988 Public Opinion Survey indicated that they did not want to see strip commercial development in the future. In the 2004 survey, the same question was not asked . However, appearance of the Blue Star Highway was important to survey respondents . Commercial uses along Blue Star Highway in the Township include restaurants, gas stations, boat service, motels, auto repair, small offices, mini-storage buildings, firehouse and a mixture of small retail establishments. Blue Star Highway from 130th. Avenue south to M-89 has a rural character with a combination of wooded areas, open land, scattered residential development, and a "you pick" blueberry farm. Some highway oriented commercial uses are clustered around the interchanges with 1-196. Downtown Saugatuck Commercial uses in downtown Saugatuck are primarily oriented to tourists and seasonal residents. Many of the businesses occupy large, older residential structures. Others occupy the old and historic buildings lining Butler Street. This business district has few parking spaces due to the compact arrangement of the area's original design and heavy pedestrian traffic. Parking is a seasonal problem and a permanent solution has not yet been formulated . There is a shuttle service between the downtown and the High School parking lot during peak use periods to help alleviate the situation. Businesses include bed and breakfasts, small and large restaurants, clothing stores, art galleries and numerous specialty shops, with boat service and marina facil ities located along the waterfront. This commercial district has a unique historic character worth preserving and further enhancing and represents a great asset to the Tri-Community area as well as to the region and the state. Douglas Village Center This growing retail area consists of restaurants , public and private offices and specialty shops increasingly tourist/seasonal oriented. Other uses include the Post Office, Village Hall, restaurants , art galleries, police department, antique shops and the public library. Parking is located along both sides of Center St. and is adequate to meet current needs. There are few vacant lots and buildings in this area which could be used for new retail development. Douglas has an active and expand ing Downtown Development Association . Tri-Community Comprehensive Plan Update June, 2005 5-8 �INDUSTRIAL Industrial development is limited in the Tri-Community area. Less than 1% of the total land area is devoted to industrial uses. Office furniture manufacturing is the major industrial activity. There are few small manufacturing firms. The Tri-Community area is located 150 miles from Detroit, 180 miles from Chicago and 36 miles from Grand Rapids al~ng a major interstate highway. This is an advantageous location for small scale, light industrial development. CULTURAL, HISTORICAL AND ARCHAEOLOGICAL RESOURCES The Tri-Community area is rich in cultural, and historical points of interest and many archaeological sites can be found throughout the area. Leading eco omists and forwardthinking governmental leaders have recognized the social and economic value of promoting and preserving cultural and historic assets. The state of Michigan recommends that local strategic planning documents contain an historic preservation element, which becomes or provides the blueprint for preservation efforts. People like to live, work and play where history prospers. History attracts tourists and residents to Michigan towns. The community survey that was conducted as part of this Tri-Communities Planning Process indicated that a high percentage of residents concur that historic preservation should be one of the components of a strategy for shaping our future. The state of Michigan has made community cultural-;- planning a key part of several of its most publicized and marketed economic development strategies: the "smart growth"; "heritage/cultural tourism"; and "cool cities" initiatives. Community Cultural Base The Tri-Communities are rich in cultural opportunities for residents and visitors. They include a long-standing chamber music venue and jazz performance series, an annual film festival, a children's film festival, a professional theater venue, on-going art fairs summer school of painting and the arts, and many excellent art galleries. In addition, a number of civic and religious organizations exist, including Masonic, Lions and Kiwanis clubs, as well as several garden clubs. Since 2003 the Saugatuck Center for the Arts, a non-profit organization, was formed to serve as a venue for performance (music, dance, theater), film, arts education, exhibitions (arts, cultural, historical) and community activities. Community Historic Character The Tri-Communities are rich in history and many historic and archaeological sites can be found in the area. Equally important, the communities have been the home of a number of nationally and internationally important architects, artists and arts-related professionals. The absence of industrial development in the area has left much of these layers of history intact and still much in evidence as part of the visual make-up of the area. In addition, the communities have a number of architecturally or historically significant buildings, some by important American architects, as well as collections (neighborhoods) of historic structures. Historic Buildings and Sites -------- Singapore, Michigan's most famous ghost town and once a thriving lumber town, lies buried at the mouth of the Kalamazoo River. A plaque commemorating its existence stands in front of the Saugatuck City Hall. Historic and archaeological sites are Tri-Community Comprehensive Plan Update June,2005 5-9 �r designated by the Michigan Bureau of History. The Michigan State Register of Historic Sites was established in 1955 to provide official recognition for historic resources in Michigan . Designated historic sites have unique historic, architectural, archaeological, engineering, or cultural significance. There are numerous State historic sites throughout the Tri-Community area, which are listed on Table 5-3. Old Allegan Road in Saugatuck Township is officially designated as a State Historic Site. Preservation is an on-going activity. For example, as early as the 1940's the famous "lost village" of Singapore was placed on the National Register of Historic Places; in the 1980's inappropriate alterations to the Saugatuck Village Hall were blocked and alternate plans were implemented that were more respectful to the building's history; the city's former pump house was converted to a public museum in 1993; the Douglas Village Hall-Dutcher Lodge was recently restored; and the city of Saugatuck has mandated a part of the city as an historic district. In addition, a number of private property owners have engaged in restoration projects. Nearly a dozen properties in the Tri-communities are included on either or both the State and National Register of Historic Places. State historic site or historic district designation does include tax benefits, but does not impose any restrictions upon the owner of the property. Saugatuck and Douglas recently received the federal "Preservation America" Award which opens the door to federal grant money. The Saugatuck-Douglas Historical Society is active in promoting, identifying and preserving many aspects of area history, including historical sites. It has undertaken a survey of area buildings, published nine books on area history and has collected some 12,000 photographic images relating to the community and its history. In the past four years it has given "Heritage Awards" to over 300 local property owners, builders and architects for their accomplishments in the area of new construction and preservation of existing structures. It operates the award-winning Saugatuck-Douglas Historical Museum. Historic Districts The City of Saugatuck has also taken local steps to preserve its historic character. PA 169 of 1970 permits the legislative body of a local government to regulate the construction, demolition and modification of all structures within a designated historic district. The City of Saugatuck has established an historic district within the oldest part of the city. Within this district, construction, addition, moving, excavation and demolition and exterior alteration and repair of structures or resources within the Historic District must comply with requirements set forth in the CODE OF ORDINANCES OF THE CITY OF SAUGATUCK, Chapter 152 HISTORIC DISTRICT REGULATIONS, and the U.S. Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings. See Map 5-3 for the boundaries of the Historic District. Douglas Historical Preservation Committee The Douglas Historical Preservation Committee was formed in May of 1991 . The purpose of this Committee is to discover, procure and preserve whatever may relate to the civil, religious, social, cultural and natural history of the City of the Village of Douglas. Its mission includes: collecting oral histories, establishing a library of books, pamphlets, Tri-Community Comprehensive Plan Update June,2005 5-10 �r maps, manuscripts, prints, papers, paintings, photographs, historical, genealogical, archaeological and biographical materials relating to the Douglas area, and at a future time, maintain a museum for the purpose of exhibiting, illustrating and preserving antiquities descriptive of past and present resources of the Douglas area. The Committee also plans to encourage and promote the study and enjoyment of history by lectures and other means; and to publish and distribute information relative to the Douglas area, as well as the physical preservation and when possible, the renovation of historic structures. The focus of the past several years has been to raise funds and encourage the City of the Village of Douglas to renovate the landmark building in the center of town, known as the Dutcher Lodge, for a community center and Village Hall. This phase has been completed. Archaeological Sites Archaeological sites are of particular scientific value to the fields of anthropology, ecology and biology, and may have historic or ethnic significance as well. There are 120 archaeological sites scattered throughout the Tri-Community area, mostly related to Ottawa and Potawatomi cultures. Their exact locations have not been disclosed by the Bureau of History to protect them from exploitation. One of these sites, the Hacklander Site, located in Section 23 is listed on the National Register of Historic Places and has components representing Middle and Late Woodland periods. A second important site is the old Singapore site located at the north edge of the "new" (1906) harbor channel. Recipients of Federal assistance must ensure that their projects avoid damage or destruction of significant historical and archaeological resources. The Michigan Bureau of History reviews these projects to assess their impact on archaeological sites. Tri-Community Comprehensive Plan Update June, 2005 5-11 �r Map 5-3 Saugatuck Historic District 11.E LIi. / ,..;;'··, ·\·' " - . John: f:\winword\tri-communities\final\CHAPTER 5 EXISTING LAND USE final.doc C:\Evan\Tri Comm Final 6 2 05\CHAPTER 5 EXISTING LAND USE final 6 2 OS.doc Tri-Community Comprehensive Plan Update June,2005 5-13 ---- �r Chapter 6 PUBLIC FACILITIES AND SERVICES INTRODUCTION This chapter discusses public facilities and services other than those related to recreation (see Chapter 7: Recreation). These include utilities, public safety, schools, transportation and local government lands and facilities. UTILITIES Sewer and Water Authority The Tri-Communities area sewer and water systems are managed by the Kalamazoo Lake Sewer and Water Authority (KLSWA), which is responsible for operation and maintenance and provides water production and wastewater treatment. Each community is responsible for providing and financing their own infrastructure. The service areas for the sewer and water systems, shown on Map 6-1 include Saugatuck City, Douglas Village and a portion of Saugatuck Township. Water service also extends into Laketown Township. Proposals for modifications or expansions of water and sewer must take into consideration the permanent population, seasonal population, number of daily visitors, and future industrial flow. Peak periods for public utilities in the Tri-Communities area are more pronounced than in typical communities due to the relatively high seasonal and daily visitor populations. Water System The source of the municipal and private water supply is groundwater. Capacity of the municipal system is 3.6 million gallons per day and a firm capacity of 2.8 million gallons per day. Firm capacity is the amount of water which can be pumped with the largest system well out of service. Using Lake Michigan as a water source has been studied in the past, but is not as cost effective as groundwater at the present. Pockets of groundwater contamination in the Tri-Communities affect the ability of individuals and the communities to rely on groundwater. Both Saugatuck and Douglas have policies encouraging their citizens to hook up to city/village water and sewer lines. The reliability of the water system depends on water supply sufficient to meet peak demands, storage capacity to provide fire flows for sufficient duration, adequate water pressure, water quality and distribution system loops. There is no deficiency in meeting peak demands nor is there any deficiency in pumping capacity. The Maximum Day Demand to date has been 1.69 M.G.D. (June 2003) while the firm capacity is 2.8 M.G.D. The water is not treated, except for chlorination and iron sequestering . Parts of the current water system date back to 1907 in Saugatuck, and to 1914 in Douglas. In addition, some water mains are old, small and substandard; leaks are a problem on older service lines. Growth is restricted in areas not serviced by the system. Tri-Community Comprehensive Plan Update June, 2005 6-1 �r The Kalamazoo Lake Water and Sewer Authority provides water service to Saugatuck City, Douglas Village and portions of Saugatuck Township through a joint water agreement. A new Joint Water Agreement was approved in 2001. The Joint Water Agreement: • 'Provides for the interconnection of the Saugatuck-Douglas system with the Township • Does not require any payment from one party to another • Reserves 50 percent of the total well capacity of the Township customers of the initial service area • Bars the Township from selling capacity beyond the 50 percent level to anyone outside the service area without the written consent of all three ju isdictions • Requires that Saugatuck, Douglas and Saugatuck Township continue to own their respective water systems • Bases rates on strict cost of service principles, with each government determining the debt service component charged to customers within its boundaries. In addition to supplying water to the Tri-Communities, KLWSA also provides water to a portion of Laketown Township. An agreement was reached in 2003, following several years of negotiation, to provide Laketown Township with 20,000 gallons of wastewater per day (gpd) with no limitation on water. Previously, KLSWA had an agreement to provide Laketown Township with up to 10,000 gpd of wastewater as part of an arrangement that included the provision of water to the State Correctional Facility in Laketown Township, now closed. Saugatuck Township currently supplies water to portions of Laketown Township (Goshorn Lake) under terms of a Water Agreement signed in November, 1998. The existing water system still has many dead end lines, which are susceptible to water discoloration and development of tastes and odors due to stagnation. The best arrangement for water mains is the gridiron system, where all primary and secondary feeders are looped and interconnected, and the small distribution mains tie to each loop to form a complete grid. If an adequate number of valves are inserted, only a small 1 block area will be affected in the event of a break. An 8-in. interconnection between the Township well system and the Saugatuck-Douglas system has been established. Two river crossings exist. One 12-in. connecting Saugatuck with Douglas at the Blue Star Bridge; one 16-in. connecting the Mt. Baldhead Reservoir to the 12-in. main in Water Street within the city of Saugatuck. In 1984 and 1985, a one million gallon above-ground storage tank was constructed, which allowed Saugatuck and Douglas to meet normal and fire protection demands. Now that Saugatuck Township is included in the system, the storage tank has helped raise the fire protection rating for Saugatuck Township from a 9 to a 5, a better rating that reduces insurance costs to businesses and home owners (fire fighting equipment capacity also contributed to improved rating). Additional storage capacity is needed if service were extended to the southern portions of the Township. If water were to be extended to areas of the Township south of the Douglas elevated storage or a booster pumping station might be required to provide adequate system pressure to the area. Recently, the City of Holland proposed to extend a water intake into Lake Michigan from Saugatuck Dunes State Park. Significant opposition has left that proposal in limbo. Tri-Community Comprehensive Plan Update June,2005 6-2 �- - - -- --=====:::::=::::::=;;::;:::;:::::=~---~=~=========-~II ) ) Map 6-1 Tri-Community Utilities • -1, <fl l ■ .:I.I Saugatuck • Tri-Communities ., ~ j UTILITIES MAP I I 5 ;iJI ALLEGAN 8 '"'" . ,j "- cou~. MI CHIGAN Municipal Legend ! c::JJurisdiction Boundaries Section Legend [ J Section Boundaries Water Legend -~: tz22 Areas Within 500 Feet of a Water Main· Water Well 0 Waler Tower Sewer Legend ~'\." Areas Within 500 Feet of a Sewer Line• " Sewage Treatment Plant Effluent Discharge Point -~ ~ Powerline Legend - - PONerline ~ ~ Pipeline Legend - r 28 33 ., i 34 'ii - Gas Pipeline ·re~ on map Indicates most reoenl L4J(late 36 GA.NOES TWP wf m~~ Source: Allegan County GIS Department Tri-Community Comprehensive Plan Update June,2005 6-3 ---·~11-~1w . .., . . .,.,. AlitgM, C. . . n y ~ _ . . . . . , , , S - - _ , w , ~ lt/ �r About 77 homes in the "Triangle Area" of Saugatuck Township were forced to use bottled water until a water line was extended to them. These homes were in the area bordered by 63 rd Street, Old Allegan and Gleason Roads. Funds for the $1 .6 million project were provided through the Remediation and Redevelopment Fund and the Env1ronmental Protection Bond Fund . Groundwater contamination has also been found in shallow wells in the area of M 89 and Exit 34 in the Township . The City of the Village of Douglas constructed an aerated Iron Removal Plant in 1994 which effectively treats contaminated groundwater prior to distribution. Sewer System Wastewater treatment is provided at a treatment plant located in Saugatuck Township north of the Kalamazoo River. The facility was constructed by the City of Saugatuck and the City of the Village of Douglas in 1978 with the aeration system upgraded in 2000. The treatment system provides biological and clarification processes for the reduction of BOD (biochemical oxygen demand) and suspended solids, including chemical precipitation for the reduction of phosphorus from fertilizers and detergents. The plant has two aerated lagoons and was designed for incremental addition of lagoons to accommodate increased wastewater flow. Capacity is currently 1 million gallons per day. The system currently runs at 45% capacity during the season and 35% capacity during the off-season. The facility was designed for heavier BOD loading than other facilities its size, in order to accommodate a pie factory and thus may not need more capacity of that type for many years. The factory closed in 1998. The discharge is to the Kalamazoo River on the north side of Saugatuck. Photo 6-1 Waste Water Treatment Plant Source: Aaron Sheridan Overview of Sewer Agreement (Approved in 2001) • Provides sewer service to the Township by allowing them to purchase a percentage of Saugatuck's reserve capacity for $262 ,500. Over a six-year period this works out to a total capacity of 100,000 gallons which the Township has purchased and paid for. • Gives the Township access to the force main going to the old state prison. Tri-Community Comprehensive Plan Update June, 2005 6-4 �r • • Preserves the right of Saugatuck and Douglas to determine the use and accessibility of their infrastructure and under what conditions. The Township provides the infrastructure. In 1957, many of the storm sewers in the City of Saugatuck were converted to sanitary sewers. This system was expanded in 1979 with PVC pipe, and some improvements were made to the old system. The sewer system in Douglas was built entirely since 1978. The two jurisdictions merged their facilities in the late 1970's to form the KLSW A. There has been some infiltration into the system from groundwater due to faulty manholes, pipe, and roof drains. The impacts of this infiltration were most pronounced when Lake Michigan water levels were high. The capacity of the sewer system is sufficient to meet the needs of Saugatuck and Douglas until approximately 2008. The capacity of the wastewater treatment facility would have to re-rated to 1.2 MGD for the Township to use the system until 2008. Thirty-year projections for wastewater treatment for Saugatuck Township include extending service to the south lakeshore residential area and the area of the Township northeast of 1-196. The township has purchased the entire 100,000 gallons of capacity provided for in the Sewer Agreement of 2001 . About 500,000 gallons of reserve capacity is available at the Waste Water Treatment Plant for use by the Authority's member municipalities. As capacity in the plant approaches 900,000 gallons per day, provisions for expanding capacity will be undertaken by the Authority. Sufficient land area is available at the current site to expand the lagoon system and provide capacity to 1.4 million gallons/day. The two basic alternatives for expanding the wastewater collection system in the Township are pressure sewers and gravity sewers. Pressure sewers are generally used where topography or spacing between services prohibit the use of gravity sewers or where high water table and difficult soil conditions prevail, such as in the Tri-Community area. These systems have lower construction costs and higher maintenance and operation costs than gravity sewers. Gravity sewers are the most common in use due to their minimal operation and maintenance expense. However, the cost of initial construction can be substantial for small communities, especially if construction costs are further aggravated by difficult topography and soil conditions. In addition, it is rare that an entire community can be served by gravity sewers. The existing system in Saugatuck and Douglas is a gravity system, with local areas of pressure. Storm Sewers There are very few mapped stormwater drains in the Tri-Community area. Damage has not been a significant problem in most developed areas because of sandy, high permeability soils and lack of large paved areas. It is suspected that some stormwater drains, individual residential and business gutters flowing into the sanitary sewer system which need to be removed. Efforts are underway to improve stormwater drainage. County Drains County Drains are found throughout the Tri-Community area, but mostly in the southern portion of the Township. A network of drains in Sections 27, 28, 34, 35 and 36 facilitates the removal of water from an area of poorly drained soils which is used as farmland. The Allegan County Drain Commission placed five drains along the Lake Michigan shore in Sections 20, 29 and 32. These drains help stabilize sand and clay bluffs along Lake Michigan, which are being eroded by groundwater. Other County drains in the area are located in the northeast comer of the Township. See Map 6-2. Tri-Community Comprehensive Plan Update June, 2005 6-5 �. Map 6-2 Tri-Community County Drains ,- 1;;.· I ~;' '. / ·•r· Saugatuck Tri-Communities .: ,~//,. lI \ / i C HYDROLOGY MAP ALLEGAN COUNTY. MICHIGAN Municipal Legend c::J Jurisdiction Boundaries Section Legend r J Section Boundaries Water Legend Watercourses § - -~ I County Drains Wetlands Legend .'§ rz.zl National Wetlands lnventoiyWetlands" ~ 96 Land Use Wetlands" ~ HydricSolls D ~ c:::J Non-Hydric Soi Possibly Hydric So!'" H)(lricSOil - W,aer ~ ~ ~ ,,. <~ · \ ·,, • OigltiZ!ld ln:lm US fish snd WHdllle Ser...ce Natlonal Wellands lnYenlOfy maps Wed ands were mapped tom high-llllitude colOI infr'•ed Mriel ~ephs In he 1ua, end 1980'• •• Alt clatsi~ 600 utegoryw.ilands, low11Wld hac!Wooda andlow1aodconllt>rs. ••• TheM SQI! ffl!IS may be h~ric unoe, Ge£1aln alle specific condilons . wf Source: Allegan County G/S Department Tri-Community Comprehensive Plan Update June, 2005 6-6 ·-•--t. . . ~~t.-...,_, _ _ _ .,._I) _of _ _ �Gas, Electric, Telephone and Cable There are no major gas or oil pipelines in the Tri-Community area. Gas service is provided by Aquila Gas Company and approximate locations of gas mains are shown on Map 6-1 . There is one major 760 kilovolt electric transmission line which crosses the extreme southeast comer of the Township. See Map 6-1 . Electricity in the TriCommunity area is provided by Consumers Energy. Telephone service is provided by Verizon; cable TV service is provided by Comcast of Western Michigan. High speed internet service is provided by satellite, cable, wireless and telephone. TRANSPORTATION Overview Transportation facilities within the Tri-Community area include streets and roads and a public transportation system (Interurban). The Tri-Community area is served by a major Interstate highway (1-196) and by a State highway (M-89). Blue Star Highway, part of the Great Lakes Circle Tour, is the other major highway serving the area. The nearest railroad is the AMTRAK passenger rail system in Holland . Transportation facilities are important in stimulating growth for the Tri-Community area and its location is an asset for attracting further economic and industrial development. Increased non-motorized transportation options, including pedestrian and bicycle trails could further enhance summer recreation opportunities. Providing safe non-motorized transportation paths between downtown Saugatuck, Douglas and the lakeshore beach areas also offers an opportunity to reduce vehicle traffic in core areas. Road Classifications and Volumes Roads are classified according to the amount of traffic they carry and the nature of the traffic. Four common categories are local streets, collectors, local arterials, and primary arterials. Local streets typically provide access to residences with speeds from 20 to 25 mph. Collectors connect local streets to arterials and speeds average 25-35 mph. Primary arterials facilitate larger volumes of traffic which generally originate and terminate within the Tri-Communities area, with a trip length of ten miles or less and an average speed of 35-45 mph. Primary arterials are typically used for high speed-through traffic, and access to the roadway is usually limited . Freeways or expressways are regional arterials and are the highest road classification in the Tri-Community area. I196/US-31 links Saugatuck with nearby Grand Rapids and from the south links with cities such as South Haven and Benton Harbor. See Map 6-3 for road classifications. A paved county primary is a local arterial, while an unpaved county primary is a collector. Each class of road has an important function in maintaining the efficient flow of traffic and it is essential that adequate transportation facilities exist or can be efficiently provided . Driveways should be limited and widely spaced along primary arterials and collectors to reduce traffic congestion and improve safety. Therefore, low intensity land uses with wide lot widths should be built to keep the access points to a minimum. Where commercial use is permitted , shared driveways, connected parking lots and service drives should be used where possible. P A 51 of 1951 provides for the classification of all public roads, streets and highways for the purpose of managing the motor vehicle highway fund . The classifications which pertain to the Tri-Community area are "County-Wide Primary Road" and "County-Wide Tri-Community Comprehensive Plan Update June,2005 6-7 �r Local Road" in Saugatuck Township , and "Major Streets" and " Minor Streets" in Saugatuck and Douglas. Funding is provided to cities and villages for street maintenance and construction based on the number of miles of streets by class within each community. Roads in the Township are managed by the Allegan County Road Commission, which receives Act 51 funds based on the mileage of roads in each class under its jurisdiction . In addition, Township residents passed a millage in 2003 to help pay for road improvements, primarily paving. This is used to cost share with the County Road Commission. Photo 6-2 Local Street in the Tri-Communities Source: Aaron Sheridan Tri-Community Comprehensive Plan Update June, 2005 6-8 �r Map 6-3 Road Classifications ~ 5 2 A~ I-' c.u MVN IC uh r 1 V, a cc r2 13 26 25 127THAVE 126TH AVE Source: Allegan County Road Commission, 2004 Map Addenda The end of Park Street in Saugatuck Township as been abandoned and does not extend to the lagoon, as shown. Where the road turns at the top of the hill toward the Oxbow, a line shows an "other road." The road does not exist. Near the entrance to the City water reservoir a line shows an "other road ." Tt does not exist- it is a private easement. . . . Expressway (Limited Access) ~ State Highways c=t:.J]= County Primary (Paved) County Primary (Unpaved) County Local (Paved) = County Local (Unpaved) City Road (Major) City Road (Minor) Other Road © MOOT Car Pool Lot w Expressway Rest Area ~ Expressway Exit Number Tri-Community Comprehensive Plan Update June, 2005 6-9 �r Traffic Counts The number of vehicles that travel on a roadway segment on average per day is a useful indicator, over time , that is very helpful in traffic planning . Changes in traffic counts help guide establishment of priorities for road improvements, as well as assisting with the evaltJation of impacts of new development and projecting future traffic conditions. Of course, the highest volume roadway in the Tri-Communities is the freeway. MOOT 24 hour average daily traffic for I-196/US-31 in the Tri-Community area was 21,300 vehicles in 2002. This volume is likely to grow significantly over the next twenty years as the south belt freeway segment is completed and as western Ottawa Cour ty continues to develop. The primary significance of these changes will be steadily rising noise levels along the freeway. It will be very important for the Township and Village to retain and enhance the thick natural tree buffer along the freeway, if nearby homeowners want to be able to enjoy outdoor conversation. While M-89 is a primary arterial which provides access east/west within Allegan County at the southern border of Saugatuck Township, it does not carry much traffic. In 2002, average daily traffic on M-89 was 3,000 vehicles in 24 hours. This is far less than many other primary arterials in the Tri-Communities. The 1989 Plan listed only eight traffic count locations in the Tri-Community area and these counts ranged in age from 1959 to 1987. Three were very low volume counts on streets with little traffic. More recent data was not available from the County Road Commission for this Plan update. As a result, in order to establish a baseline for future traffic changes, on August 6-8, 2004 traffic counts were taken in 19 locations. The results are listed on Table 6-1 and depicted on Map 6-4. Older counts are also listed. The August 2004 traffic counts cannot be characterized as average daily traffic because they were taken during a peak summer weekday and weekend. Thus, they should be viewed as peak summer traffic. They provide an excellent basis for tracking future traffic changes. Because of the dearth of earlier traffic counts, few observations can be made about changes in traffic volume. The most significant observation is the growth in traffic on Blue Star Highway (BSH) north of the Y. The Washington St. traffic and BSH traffic merge northbound (and split southbound). While it is unfair to compare traffic growth here to a 26 year old count (1978, which is about 1/3 of the current level), anyone living in the area knows traffic in this area is increasing . New homes in the Township (rather than an increase in tourists) probably account for most of the growth in traffic on BSH in this area. This is because most new residents commute to jobs, school or expanded shopping opportunities in communities to the north and east of the Tri-Communities. To better understand traffic growth in this area , the Township should ask the County Road Commission to count traffic both east and west on 134th and on Old Allegan Road in the summer of 2005. Counts are likely to be in the range of 2,000 vehicles per day if the counts on Wiley Road are a comparable measure. New development in the Village and Township on west Wiley Road has increased counts there nearly 10 times in 20 years. At the south end of BSH in the Village, traffic counts have remained about the same as in July 1987. This suggests that residents of new development are relying largely on north BSH for local arterial trips (and not driving south to get on the freeway sooner, even though that is a greater distance). The absence of other roads parallel to BSH Tri-Community Comprehensive Plan Update June,2005 6-10 �r leaves no opportunity to spread local north/south trips on other roads, and the Lake (on the west) and extensive wetlands (on the east) makes another bridge crossing of the Kalamazoo River unfeasible. Table 6-1 Tri-Community Traffic Counts Map Location 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 Location Blue Star Highway between th 54 Street and Exit 41 Blue Star Highway south of Holland (Washin!=)ton) Street Blue Star Highway south of Allegan Street Blue Star Highway north of Lake Street Blue Star Highway between Bridge and Lake Street NB Blue Star Highway between Bridge and Lake Street SB Blue Star Highway south of 129th Street Blue Star Highway south of Exit 36 Butler Street north of Hoffman Street Center Street east of Union Street Center Street at Blue Star Highway Center Street east of Ferry Street Wiley Road east of Summer Grove Development 130m Avenue east of 66m Street Park Street north of Campbell Park Street south of Perryman Park Street north of Perryman Lakeshore Drive south of Tranquility Lane Lakeshore Drive south of Wiley Washington west of Blue Star Highway August 2004 24 Hour Combined AM & PM Average for FridaySunday 14,567 Older 24 Hour Traffic Counts 5,319 (1978) 8,840 9,303 10,070 8,187 10,137 8,908 10,575 & 8,256 (two days in July 1987) 5,462 2,983 2,816 Not a 2004 count location 4,580 10,861 (1985) 2,178 285 (1982) 2,183 3,539 3,216 1,316 682 834 6,061 Nevertheless, traffic volumes generally across all three communities are still not very large relative to existing road capacity. However, future residential growth, largely in the Township, will continue to add vehicles to existing county primaries, and especially to Tri-Community Comprehensive Plan Update June, 2005 6-11 �BSH . Rising volumes on north BSH will likely also result in increased pressure on the Township for more commercial development. Which commercial uses are allowed , and the degree to which they duplicate existing commercial uses (such as the grocery store, pharmacy and hardware store) will have a lot to do with the continued viability of the local service dimension of the existing business districts in Saugatuck and Douglas. Photo 6-3 Traffic has Grown on Blue Star Highway Source: Aaron Sheridan Speed Limits Vehicular speed limits are very low in the downtown areas of Saugatuck and Douglas. The speed limits are generally 20-25 mph on local streets. The speed limits on Blue Star Highway within the Tri-Community area change four times along the corridor. Blue Star Highway's speed limit is 50 mph on the north side of the City of Saugatuck. Traveling south , Blue Star splits, one arm turns into Washington Road heading into downtown Saugatuck. The other arm continues to bypass the City, but the speed limit decreases to 35 mph. It continues to be 35 mph south past the City of the Village of Douglas, to the intersection of 129th Street and Blue Star Highway, when the speed limit increases to 45 mph . South of the I-196/US-31 intersection the speed limit on Blue Star Highway increases to 55 mph. Speed limits on paved County roads are generally 55 mph . Crash Locations A review of crash data from 2000-2003 for the City of Saugatuck and City of the Village of Douglas indicated that there were 21 crashes with injuries reported and no fatalities . The data included all roads within the City and Village. The road with the highest number of injury related crashes was Blue Star Highway with six crashes with injuries reported for the three year period . Higher crash severity is expected on higher speed roads, particularly with numerous driveways. Low speeds on local roads within the City should keep the crash severities low. Crash data did not specify the type of crash (e.g. if it was multi-vehicle related, pedestrian or bike related or related to alcohol or drug use). The mix of pedestrians, bicycles and automobiles in downtown areas of Saugatuck and Douglas should be period ically reviewed based on more detailed crash reports to ensure safety for pedestrians and bicyclists. Tri-Community Comprehensive Plan Update June, 2005 6-12 �r There is currently a lack of crash data available for Saugatuck Township roads. Without documentation, it is difficult to determine if there are any problems. The Township could request a copy of every crash report prepared by the Sheriff's Department or State Police within the Township . • Blue Star Highway Blue Star Highway seNes as a primary arterial. It is important to the Tri-Community area, not only because it is a gateway to visitors entering the community but also for local travel between communities. Several issues are important. First, there is a lack of aesthetic on the corridor. Over 74 % of people responding to the public opinion suNey noted that the appearance of the highway was of high or extremely high importance. Setbacks vary on developments; there are no sidewalks, and no uniform landscaping. Weak regulation of strip commercial development in the past has allowed haphazard placement of signs and driveways. While considerable effort and money has been put into improving the entryways into both Saugatuck and Douglas, the Douglas entryways still fail to fully capture the visitor's attention in a positive, friendly way. Second , access to commercial and industrial establishments along arterial roads should be better controlled on Blue Star Highway. Wide driveways and open shoulders lead to an elevated risk of crashes. There are no designated pedestrian traffic areas or bike paths, causing pedestrians to use the shoulder, unsafely. The Township has paid to pave the shoulders, and these are often mistaken for actual lanes, thus posing a safety hazard. A boulevard could improve appearance, safety and traffic control and should be one of the alternatives examined if capacity improvements are considered . Specifically, right turn arrows should be painted on the pavement in the turn lane at Blue Star and Washington Street in the north Township. There is no cooperative maintenance arrangement between Saugatuck and Douglas for Blue Star Highway and the County Road Commission. Photo 6-4 Blue Star Highway Needs Better Access Management Source : Aaron Sheridan Tri-Community Comprehensive Plan Update June, 2005 6-13 �r Map 6-4 Tri-Community Traffic Count Locations ~ 111dJ •h••Jlf l AKt I OWN l WP !!t"•"'"' I 5 1 (f) ~ ( ,/ I 8 • 28 . I 25 27 ! Source: Allegan County G/S, Planning & Zoning Center, Inc. and Traffic Data Specialists, Inc. Tri-Community Comprehensive Plan Update June,2005 6-14 / ri' . �Lakeshore Drive Lakeshore Drive provides a scenic link between areas along the Lake Michigan coast. Lakeshore Drive was closed off in some areas in the mid-1980's because of severe bluff eroSJon. The road is currently a dead end in this area, with no plans to reconstruct it, due to the high costs and inevitability of shore erosion. Lakeshore Drive should continue to function as a limited access road for those accessing residential property. A nonmotorized path connecting Lakeshore Drive where it has been washed out would be a welcome addition in this area. However, the private property/easement question must first be resolved. Transit The Interurban is the area's public transportation system and is funded in part by a 1 mill assessment. The service was started in May 1980 as a two-year experimental project and was initially funded at 100% by the State. Following the experimental period, some of the cost burden was borne by the Tri-Communities. The system had seven buses and in 2003 there were approximately 46,000 riders. The Interurban is governed by a board consisting of members from all three communities. The system is demand responsive with no fixed routes or schedule. Intercity bus service, provided by Greyhound, can be accessed in nearby Holland and South Haven. Photo 6-5 Interurban Vehicle Source: Felicia Fairchild, Saugatuck Douglas Convention and Visitors Bureau Non-motorized Transportation The City of Saugatuck and the City of the Village of Douglas are walkable communities that are suited for pedestrians and bicyclists. This atmosphere should be protected and promoted by expanding dedicated pedestrian and bicycle paths, particularly with the tourist population that utilizes the community in the summer months. However, comprehensive trails between popular destinations have yet to be constructed in the Saugatuck/Douglas area. Minimally a non-motorized path between Saugatuck and Douglas would give visitors access to each downtown area without getting into their automobile. Currently, the closest regional non-motorized trail is the South Haven to Tri-Community Comprehensive Plan Update June,2005 6-15 �r Kalamazoo bike trail. Trails from Douglas to the Oval Beach and from Saugatuck to the Dunes State Park and other points north should also be planned and constructed . Trails should be designed for all-season use so cross country skiing and snow shoeing would also be available. Air The Tri-Communities are served by the Gerald R. Ford International Airport in Grand Rapids, which is within 50 miles of the region and is served by 11 major airlines with 150 flights per day. Gerald R. Ford International Airport has grown dramatically over the last few years, in 2002, the airport serviced just under 2 million passengers. It was the first airport in the nation to implement 100% baggage screening on all flights . The Tri-Communities are also served by the Kalamazoo/Battle Creek International Airport, which is located in Portage, about 60 miles from the region as well as the South Bend, IN airport also located some 60 miles away. In 2002 the airport served over one half million passengers with 63 daily arrivals and departures on six major airlines. POLICE, FIRE AND EMERGENCY SERVICES Police Police protection for the Tri-Community area is provided by the Allegan County Sheriff Department and the Michigan State Police, and by local departments in Saugatuck and Douglas. The State Police maintains the Saugatuck Team post at the Saugatuck Township Hall on Blue Star Highway. The facility is staffed with 4-5 officers. The Allegan County Sheriff Department operates a satellite post in Fennville which serves the area. The State Police and the Sheriff respond upon request to calls in all three jurisdictions. The Township also has a constable who performs bar checks and serves zoning violations. The Saugatuck-Douglas Police Department has 8 full-time officers including the Chief of Police. The Department has 6 police cruisers and a motorcycle. Police offices are currently located at 47 Center Street, Douglas. Fire Saugatuck, Douglas and Saugatuck Township are included in the Saugatuck Fire District. This district is managed by a five member Fire Authority. Saugatuck, Douglas and Saugatuck Township each appoint one person to the board. These three then appoint two other people from the area at large, subject to approval by the three communities involved. The Saugatuck Fire District has 25 personnel, including 3 fulltime. There is one fire station located in Saugatuck Township near the intersection of Blue Star Highway and 134th Avenue . The Township building houses vehicles, offices and a meeting room with 9,600 square feet. The Fire District maintains 3 pumpers, 1 Rescue Command Center, 3 tankers, a 65 foot aerial water tower and a 40 foot fire boat. The Tri-Communities fire department is on fully automatic coordinated aid with the Graafschap, Ganges and Fennville fire departments. Emergency Services Ambulance services are provided by the American Medical Response (AMR). The West Michigan division of AMR is based in Grand Rapids with operations serving Kent, Tri-Community Comprehensive Plan Update June,2005 6-16 �r Ottawa and Allegan Counties with bases in Grand Rapids, Holland and Fennville. AMR has 27 advanced life support units, 122 full-time and 52 part-time personnel. The Saugatuck Fire District maintains a first responder unit and a medical unit. The first responder unit answers some 500 calls per year . • Hospitals The nearest hospital to the Tri-Communities is Holland Community Hospital, 9.4 miles from Saugatuck. The Tri-Communities are also served by Zeeland Community Hospital, 14 miles from Saugatuck and South Haven Community Hospital which is 18.6 miles away. In addition to the hospitals, residents can obtain emergency services at the Douglas Clinic, Intermediate Urgent Care Clinic, 14 miles from Saugatuck in Zeeland, and at the Allegan Emergency Medical Services in Allegan, which is 19.8 miles from Saugatuck. SCHOOLS Three school districts serve the Tri-Community area; Saugatuck, Fennville, and Hamilton school districts. (See Map 6-3). Approximately half of Saugatuck Township, and all of Douglas and Saugatuck, are served by the Saugatuck district, with the southern portion of the Township being served mostly by the Fennville district and the extreme northeast portion of the Township served by the Hamilton district. The Saugatuck school system operates facilities in two locations. Douglas Elementary School accommodates a 3-yr. old pre-school of 30 children; a 4-yr. old pre-school with 40 children; grades K through 5 with an enrollment of 402, Saugatuck Middle School accommodates grades 6 through 8 with an enrollment of 195, and Saugatuck High School accommodates grades 9 through 12 with an enrollment of 256. Total enrollment is approximately 823 students. High school and middle school growth rate has been 5% in the last 2 years, 5% in the last 5 years and only 1.3% over 1O years. Middle school and high school capacity would be reached with the addition of 100-150 more students. There are no expansion plans. The Fennville system has a lower and upper elementary schools (PK-5), a middle school (grades 6-7) and a high school (8-12), with an enrollment of approximately 1,500 students. Enrollment has declined nearly 10% per year over the past few years, with a loss of over 200 students in the past two years. Voters in the Fennville district narrowly passed a $26 million bond issue in June 2004 for a new elementary school and renovations to the middle school, a levy of 5.81 mills. For an enrollment summary see Table 6-2. The school districts serving the area appear to have some capacity for accommodating increases in the school age population . Furthermore, the part of the Tri-Community area served by the Saugatuck school district is that which is most suitable for new growth. Table 6-2 Enrollment in Schools Serving the Tri-Communities School District Fennville Hamilton Sau atuck Pre-School Elementary High School Total 686 Middle School 249 Incl. in Elem en tar Not listed 70 553 1,488 1,131 402 630 195 928 256 2,689 823 Tri-Community Comprehensive Plan Update June,2005 6-17 �r Photo 6-6 Saugatuck Middle/High School Source: Aaron Sheridan Photo 6-7 Douglas Elementary School Source: Aaron Sheridan Tri-Community Comprehensive Plan Update June,2005 6-18 �. Map 6-5 Tri-Community Public Facilities and School Districts 1 Two pumphouses 2 Vacant block 3 ½ Vacant street 4 & 5 Vacant lot 6 Library 7 Fire District & Police Departmem,--,,---~8 DPW Barn " 9 Saugatuck Township Hall 10 Saugatuck Riverside Cemet 11 Douglas Cemetery 12 Douglas North Cemetery 13 Saugatuck Township Fire District 14 Saugatuck City Hall 15 Public Restroom 16 Saugatuck High School 17 Waterwell 18 Township Dog Park 19 S.S. MemoriaJ... Roadside 20 Sunset Parko,, 21 Township @ erw, (located 01:,\ltem property) ~ 22 River Blulf\tark 23 Douglas ~ age 24 Douglas @emen Sa ui.:atu t k ·1·.-i-( '011111111 nilks .,L.~ . ~ool o1strict IAKt H'\'NW_l - --· ···~ -, ~ I I I I Public Facilities and School Districts \1 ,1 l'(;\I\ ( Ot \ f \ , \11( 111(;\I\ I I ' I I -1- ' •• I ' } ,- I PW Mt1t1K.lp~tl l ~gr1td 1::::J ,, ..... 1,,H,;,lk";Jl(l-,<1.... SuchOfl log4'nd h1t,!'-•.t•1',._ .JAr,JW ~L Ro.'ltl t-illty .,.... ,, ....,. ....... , - ,- "'.:J t..u-nd - - , , :, (.,,.•,tyl'MNlt !l'(,.,~fJ 1,o1.,itr1·,.ri,.11v(ll11J-1,....,I - , , •• t.,1,~al(J'ifl,NII ni••, I 1,,.,-,lt•1•~• .. J1 1.,,Ll,1•• ,:,,.,...... l~Alll lh._lffllr,1 '\ 'l•IIII •,o~ .. 1-..t ♦ , ••,,..,_, .. .,~I ,..,,,h,,.,.1 I , \2 I 33 34 ,,~ ---- r '~I I I OANGUlr I I ..!.!i'!:l.h.L I ~ L_T I" -l Source: Allegan County GIS Department and Planning & Zoning Center, Inc. Tri-Community Comprehensive Plan Update June, 2005 6-19 --- li"'o-4i1-•1..,._.. """ ... ~ ,.,1_.,,,._.,_•. lt,,w,1,'fll•l l,"-f.111t"' ,,,..,...,..,t,1 .. ~k1- .. ,,,~.,olllll•1 ♦,.-: .... •• , .... ,..,,1.·,>rt,.~1-0,, .. ,,_~ __ ,.,,,, .....,,,.."' * ..... w*r ~-. <tl' .,... ~ ""9'_.l\ofl itr'ltff, �. SOLID WASTE DISPOSAL PA 641 of 1978 requires that every county prepare a solid waste management plan. The plan must be approved by the County Planning Committee, the County Board of Commissioners and by at least 2/3 of the municipalities in the county. The Allegan Cou'nty Solid Waste Plan dates from 1997 (and was approved by the DEQ in 2000) and covers a ten year planning period . An update process was to begin in 2002 but is on hold upon direction of the state. The current Plan remains in force. Characteristics of the solid waste stream include: • County generates an estimated 241 tons per day (TPD) of municipal solid waste (MSW), a category which includes residential, commercial, and some industrial wastes, but does not include construction and demolition debris or industrial process wastes (such as foundry sand, sewage sludge, or paper sludge). • Based on a 2002 County population estimate of 109,336, this calculates to about 4.4 pounds/person/day. Of the MSW, about 55% is estimated to be residential (133TPD , 2.43Ibs/person/day) • and 45% commercial (108 TPD, 1.97Ibs/person/day). • Adding the C & D and Industrial Process waste brings the estimated generation to 326 TPD, or 5.96 lbs/person/day. • It is estimated that about 32% of this total generation, 105 TPD, is being recycled or composted, leaving a landfill total of 221 TPD. (MDEQ's annual landfill receipt reports consistently indicate much less Allegan County waste, the equivalent of 135 TPD in 2003. Resource Recovery does not believe it is that high as some of the waste might be co-collected with another county's and counted in its totals). • In terms of residential recycling, Saugatuck City collected 48 tons curbside and 334 tons drop-off in 2003. Saugatuck Township collected 111 tons curbside. • Most of Allegan County's waste goes to landfills in Ottawa County and a lesser amount to Kent County. Some even goes to Watervliet in Berrien County and also to St. Joseph County. At present, there is sufficient capacity within the region and Resource Recover does not foresee a need to site any new facilities in the near future. Kent County has been purchasing land in Dorr Township with a long term intention (10-12 years) of expanding the South Kent Landfill, which sits right up against the county line into Allegan. Source: Allegan County Solid Waste Plan The goals and objectives of the plan focus on reducing the waste stream through separation and recycling, using private haulers for waste collection, recovering energy from the solid waste stream and providing the public with opportunities to develop solutions for solid waste disposal problems. Each governmental unit maintains its own recycling. A recycling center, funded by tax dollars, is currently in operation at the Saugatuck City Department of Public Works Garage on Blue Star Highway and is available to Saugatuck residents only. Douglas and the Township maintain a curbside pickup policy on a regularly scheduled basis. Allegan County Resource Recovery maintains the facility, which collects newspapers, plastics, glass, aluminum and brown paper bags . Pickup of metal appliances and tires is also possible by contacting the center. The recycling center was started in 1984. Tri-Community Comprehensive Plan Update June,2005 6-20 �r Brush and Leaf Pickup Beginning each spring, curbside brush and leaf pickup is held during the second full week of each month in the City of Saugatuck. Brush, leaves and yard waste may be placed out for collection; any other items will not be picked up. Yard waste on the roadside at any other time is considered littering and is punishable by citation. City residents may, at any time, take brush and leaves to the storage yard behind the Department of Public Works garage on Maple Street. This area is for yard waste drop off only. Photo 6-8 Saugatuck Public Works Department Building Source: Aaron Sheridan Saugatuck and Douglas hold a large item and yard waste pickup in the spring . This service is available the first two full weeks of May of each year. During this time, City crews will pick up the following items only: household items like couches, tables , and carpeting, unbagged leaves, brush and limbs cut into 4 foot sections and piled separately. Items which cannot be placed out for pickup include stoves, refrigerators, air conditioners, etc., household hazardous waste, tires, large amounts of construction materials and garbage. Household hazardous waste can be disposed of at the Allegan County Health Department (Tuesdays and Thursdays) and the Wayland Area Ambulance center (one day a year), by appointment only. The South Kent County Landfill and the Grand Rapids area Goodwill Stores accept household electronics waste (TVs, computers, VCR's, fax machines, radios and computer games). The Saugatuck Township Landfill (public), located in Sections 1O and 11, was closed in 1984. Placing a new landfill in the Tri-Communities is not feasible due to many environmental and practical obstacles PUBLIC FACILITIES The City, Village and Township own a number of buildings and other facilities. Those not related to recreation are listed below in Table 6-3 and are shown on Map 6-5. Recreation facilities are discussed in Chapter 7. Tri-Community Comprehensive Plan Update June, 2005 6-21 �r Photo 6-9 Saugatuck Township Hall Source: Aaron Sheridan Tri-Community Comprehensive Plan Update June,2005 6-22 �Table 6-3 Tri-Community Public Facilities N"me Location Use 3461 Blue Star Memorial Hwy. Twp offices, State Police Saugatuck Township Township Hall Saugatuck Riverside Cemetery Douglas Cemetery Douglas North annex cemetery Fire Station City of Saugatuck City Hall th 135 & Blue Star 130m South side 130th North side Blue Star Hwy. Burial Burial Burial 102 Butler City offices 401 Elizabeth Street Blue Star and Apple St. Blue Star and Apple St. Maple St. Maple St. School Water Water Village Hall 86 W. Center Street Village offices Douglas Elementary School 261 Randolph Street School School District Offices 201 Randolph Street School Administration Vacant lot Library (Saugatuck-Douglas) DPW barn Corner Ferry & Center Gravel storage Mixer & Center Sts . Library, office, fire barns Water & Center Sts. Barn (launch ramp currently closed) DPW barn Well housing Gerber, South, None Fermont, Randolph, Spencer Middle and High School Maintenance bldg. Sand & salt storage Pump House #1 Pump House #2 City of Village of Douglas City Two Pumphouses & pumps 1/2 vacant street ends on Kalamazoo River & Lake Public works Source: Saugatuck Township, City of Saugatuck, and City of Village of Douglas City John : f:\winword\Tri-Communities\final\CHAPTER 6 PUBLIC FACILITIES AND SERVICES final.doc C:\Evan\Tri Comm Final 6 2 05\CHAPTER 6 PUBLIC FACILITIES AND SERVICES final 6 2 05.doc Tri-Community Comprehensive Plan Update June, 2005 6-23 �Chapter 7 RECREATION AND OPEN SPACE INTRODUCTION This chapter discusses recreation facilities and programs and open space in the TriCommunities. This includes the administration of recreation programs, existing resources and planned-for parks, bike paths and other recreation nee,ds. It also discusses open space as a recreational and amenity asset of the communities. Parks, recreation, and open space are essential to the quality of life of area residents, and are an important component of the local tourist economy. They enhance property values, as well as physical and psychological well-being. Parks and open space define the character of the Tri-Communities, create the scenic atmosphere which stimulates tourism, and provide the basis for popular local leisure activities. Photo 7-1 The Tri-Communities are an Active Recreation Destination Source: Felicia Fairchild, Saugatuck Douglas Convention and Visitors Bureau Tri-Commun ity Comprehensive Plan Update June, 2005 7-1 �r Recreation needs are regional in nature and plans must view local recreational offerings as part of a regional recreational system. Local governments, schools, private entrepreneurs, the County, and the State each have a role in serving local and regional recreational needs. The Tri-Communities have a variety of types of public and private recreation resources, including small parks, nature areas, golf courses, waterfronts, beaches and waters for boating and fishing. There is also a variety of open spaces that includes very small parks, larger parks, cemeteries, undeveloped beach areas, undeveloped farmlands, floodplains and woodlands . Some of these open spaces are publicly owned but many are in private ownership. ADMINISTRATIVE STRUCTURE The City of Saugatuck's parks are maintained by the City through its Department of Public Works. Park planning is done by a committee of three City Council members, who are aided by the City Manager and overseen by the full Council. Douglas parks are maintained by the Village's Department of Public Works under the Village Council's Parks and Buildings Committee, which reports to the Village Council. The Township formed a Township Park and Recreation Commission in November 1970, which is an independent governmental entity charged with provision of parks and recreational programs to area-citizens. The Commission has six elected members, and is staffed by a part-time maintenance person. Representatives from both Douglas and the Township may be elected to sit on the Commission. The Saugatuck Public Schools also maintain athletic and recreational facilities and the responsibility for planning for these facilities rests with the Athletic Director, Physical Education teachers, Athletic Booster Club and the school board. The most recent Recreation Plan was adopted in 2002 and was prepared by an ad hoc committee of eight representatives of Saugatuck, Douglas, Saugatuck Township and Saugatuck Public Schools. The 2002 Plan was based in part on a survey conducted for the 1995 Recreation Plan and interpretation of public sentiment since the 1988 survey. Allegan County prepares and periodically updates a countywide parks and recreation plan. County parks are administered by a ten-member County Parks and Recreation Commission whose members include the Chairs of the County Road Commission, the County Planning Commission, the County Drain Commissioner, two County Commissioners, and five members appointed by the County Board of Commissioners. The Commission meets on the first Monday of each month. It sometimes provides financial assistance for local recreational efforts which advance the County Recreation Plan. AREAWIDE RECREATIONAL OPPORTUNITIES Recreation can be separated into four main categories: physical, social, cognitive, and environmentally related recreation. The first category focuses on sports and various physical activities. Social recreation looks at social interaction. Cognitive recreation deals with cultural, educational, creative, and aesthetic activities. Environmentally related recreation requires the natural environment as the setting or focus for activity. Each of these categories in some way relates to the others. Tri-Community Comprehensive Plan Update June,2005 7-2 �r Physical Recreation Intramural athletics are popular for children and young adults in the area and are offered through the summer recreation program. Activities include softball. Baseball, youth footl!>all, volleyball, soccer, bowling and others (see Table 7-1 ). The elementary school has a newly expanded playground and Kid's Stuff Park. Playgrounds are also found at River Bluff, Schultz, and Beery Parks and the Saugatuck Village Square. Aerobic fitness classes are offered at the Community Church. Walking, hiking, biking, boating, golfing, swimming, and cross country skiing are also popular, and enjoyed by a wide range of age groups. Photo 7-2 Soccer Recreation Program Photo 7-3 Summer Swimming Program Source: Scott Kierzek, Community Recreation Director Tri-Community Comprehensive Plan Update June, 2005 7-3 �• Table 7-1 Summer Recreation Programs Saugatuck Recreation Programs ,. Soccer • Youth Baseball/Softball • Youth Basketball • Adult Basketball • Youth Football • Punt, Pass, Kick • Volleyball • Sanchin-Ryu (martial arts) • Swimming • Adult Water Aerobics • Fun Fitness • • • • • First Aid CPR Infant/Child CPR Hunter's Safety Babysitting Community Events • Mt. Baldhead Challenge • Las Vegas Night • Beery Field Ice Rink • Ski Club Photo 7-4 Vintage Baseball League Team-Douglas Duchers Source: Saugatuck Douglas Recreation Commission The area hosts a team that participates in the Vintage Base Ball League. The Douglas Dutchers plays home games at Beery Field. The team was established in 2003 and captured the Silas K. Pierce Cup in tournament play in Grand Rapids. The team plays opponents across Michigan and out-of-state. Social Recreation A variety of local clubs and activities provide social recreation for people of all ages. Festivals, community education programs, and intramural sports provide an opportunity to socialize. Senior citizens activities are organized through the New Day Senior Citizens Club of Douglas, St. Peter's Hall, and various area clubs. Tri-Community Comprehensive Plan Update June,2005 7-4 �• Cognitive Recreation The Tri-communities are rich in cognitive recreational pursuits. Festivals, art workshops , local theater, historic districts, an archaeological site, summer day camp, and community education programs provide cultural, educational, and aesthetic enjoyment. The Saugatuck Women's Club, the Oxbow, Douglas Garden Club, and the Douglas Art Club are among the local clubs which organize cultural activities. The following facilities provide intellectual /cultural opportunities: Intellectual/Cultural Recreational Facilities Saugatuck Center for the Arts, Saugatuck Saugatuck Women's Club, Saugatuck Saugatuck/Douglas District Library, Douglas Saugatuck - Douglas Historical Society Museum, Saugatuck Photo 7-5 Saugatuck Women's Club Source: Felicia Fairchild, Saugatuck Douglas Convention and Visitors Bureau Environmentally Related Recreation Area lakes, the Kalamazoo River, and state and local parks provide area citizens with unique outdoor recreation opportunities. They provide a location for a variety of outdoor activities including boating, fishing, swimming, nature study, camping, hiking, cross country skiing, and nature walks . These areas also serve the cognitive needs of area citizens and tourists by their scenic beauty and relaxing affect. In fact, the most valued attribute of area water bodies and open space to area citizens, as identified in the 2004 Public Opinion Survey, is not physical recreation, but the scenic view they provide. Tri-Community Comprehensive Plan Update June, 2005 7-5 �• - RECREATION INVENTORY Map 7-1 identifies parks and recreational facilities in the Tri-Communities . Table 7-2 contains an inventory of outdoor recreation facilities in the Tri-Communities. There are also three privately owned eighteen hole golf courses in the area. • Clearbrook Golf Club & Restaurant, Saugatuck Township • West Shore Golf Club, Douglas • The Ravines, Saugatuck Township Photo 7-6 Ravines Golf Course, Saugatuck Township Source: Felicia Fairchild, Saugatuck Douglas Convention and Visitors Bureau ,.,.. Tri-Commun ity Comprehensive Plan Update June,2005 7-6 �• Table 7-2 Inventory of Outdoor Recreation Facilities Location Size (acres) "0C Ill 0 ~:::, 0 E 0 i5 cC ftl ;z Ill ~ 11/5 Ill Cl) :aftl I- .!:? Cl) c- ·-u=. Q. (!) "0C :::, e tll ftl >. a: River Bluff 27 X X Sundown 0.4 X X Douolas Beach 1.5 H. Beery Field 1.2 X X Howard C. Schultz Park 20 X X X X Union St. Launch Center St. Launch Saugatuck Village 2.5 X X Souare Frank Wicks Park 0.5 Willow Park 0.2 X Cook Park 1 X Spear St. Launch <1 Mt. Baldhead 100 X Oval Beach 50 X Tallmaoe Woods 100 Old "Airport'' 154 Douglas Elementary 8.6 X X X School Sauoatuck Hioh School 12.7 X X 63'" St. Launch X Blue Star Highway 0.5 X Roadside Park Wade's Bayou Memorial Park• <1 Veterans Walk Park Tannery Creek Outlook <1 Douglas Downtown Park 1.5 <1 Mize Rose Garden 0.5 Coohlin Park Peterson Nature 9 Preserve Interurban Trail 0.35 Tails & Trails Dog Park 5.0 Source: Saugatuck Douglas Area Park and Recreation Plan • Details not available ~ <( tll C '.8ftl u C :::, ..!!! f! Q. I- X X j !m tll C ·e E 'i tn X X E 8 -&! Ill tll ._ C a:: ~:a Cl>= Ill J: :::, tn X X X Ill J: X X X X X X f <( e Ill § . <( C gi - I fl :::, ftl s m z X 0 a:: 1"0 CC 0 .l! Otn tll C i.:it: tn i J: 0 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X Tri-Community Comprehensive Plan Update June,2005 7-7 X �' t ' Map 7-1 Tri-Community Recreation Facilities 'L .t S au ga111 ck -•~.••'~~ l '·I T ri-('ommu ni li(•s ,...Yi',,.- I • Recreation Facilities "'1"'""''" I -~ t '- ~ -•--· ~'"'"'-'"'-'-'- - - - .... '"""", ! ~ .• \LI l"<,\J\ ( 01 , I\, \11( Ill(, \I\ u "! I I .1s .. I j I 4 13" - ~ ..~ 1 ... 7• ~.. . ,. 10- 3, ._2 2 H § .. ◄ 1 o OliGIA~ 1'91M,"\ .~ ~ .>:-' I' [ ·S:l ~ ~ 20 ~ -, .'7 2 \ _8 I u ·i 't 31 ·;! ' 34 G•NOIST \. LI' r 1 River Bluff 2 Sundown 3 Amelanchler 4 Douglas Beach 5 H. Beery Field 6 Howard Shultz Park 7 Union Street Launch 8 Center Street Launch 9 Village Square 10 Frank Wicks Park 11 Willow Park 12 Cook Park 13 Spear Street Launch 14 Mt. Baldhead 15 Oval Beach 16 Saugatuck High School 17 Tallmage Woods 18 Old Airport 19 Douglas Elementary School 20 63rd Street Launch 21 West Wind Campground 22 Township Dog Park 23 B.S. Memorial Roadside Park 24 Wade's Bayou Memorial Park 25 Veterans Walk Park 26 Tannery Creek Outlook 27 Mize Rose Garden 28 Coghlin Park 29 Peterson Nature Preserve 30 Interurban Trail ' tj "--f Source: Allegan County G/S Department and Planning & Zoning Center, Inc. Tri-Community Comprehensive Plan Update June,2005 7-8 11, l II .~ I ,,j, I M1mlclpnl lr,gt'lld c:::J J, •f'•J.. '""' ' '"·,........... , Suction lrgcnd c.._.,t,,.,.,u... , ...,,,., __,,,... Road t.egc-nd - - ·.1~!- _ ... ,. '"Y'"""•~f r.,.,.,,.~1>i..-... -v11•,..,.,,, fU.I·, f't~-.>i, jtlnf,._t) - - 1,_,. •• ,1,-c.,t(l',11 • .,-lj 1..... ,1,..,,,110,,-....... 1, ,~,~ u .,!f.. (;.1, U -,~" lld,,•..,4,-1 ••'t"•-~"-1~-"""- rK111-,; N-J__.1~•• "'"' ...••h••••... ·••••· •-·i ♦ ,l~.1 f1-,... 1 l••<M1,, l ....... ,c--_.,.,.,.l.,.OIN/i--4,•·:-in.,ft~l,.,A,...,J...,:t, ,J\•• ••-.f•••""'f'~',•1f· ,.C••-r""°1~'1'W'll~,11,.-,,'<,1 . . . f .... ., N w*• ,,,,r * ~,., . . ~ ~•°'.,.,. ,.6\e.\01. .\\H ........I • �• This is much higher than typical for such a small population (the standard is 1 golf course per 10,000 people), and reflects the impact of tourism on local recreational facilities. A discussion of planned improvements for Tri-Community parks and recreation facilities is shown in Table 7-3. Table 7-4 includes a capital improvements schedule of planned park and open space acquisitions and improvements. Table 7-3 Planned Improvements in Tri-Community Parks Community/Entity Tri-Community Area Park/Property lmprovement/Acciuisition Dredging the Kalamazoo River Area Parks Lake Kalamazoo and Lake Michigan access from Marina slips and boat launches Brochure to provide residents and tourists information on park locations and facilities Ice rink, sledding hills, toboaaan area Building repairs, grounds improvements and exhibit development Winter Recreation Historical Museum City of Saugatuck Denison Property Mt. Baldhead Oval Beach Wicks Park Cook Park Coghlin Park Bicycle/Walking Path Peterson Nature Preserve Acquire 161 acres of woodland and dunes (in the City and the Township) is top priority Maintenance of picnic shelter, replacement of restrooms, paving the gravel parkinq lot Develop walking/biking path from Park Street to beach, construct additional shelter/pavilion on the beach and improve existing ticket booth/entrance gate Maintenance to Gazebo Add more picnic tables Family-centered green space in central city Develop walking/bike path from downtown to the Peterson Nature Preserve, through preserve, on lnteruban Trail to North Street, to Maple Street and back to downtown. 10-year Development Plan Saugatuck Township Recreation Proqrams Bike/Hiking Trails Denison-North Expand existing programs Create a network of trails State acquisition of 239 acres Saugatuck Schools Schools Construct outdoor track, outdoor basketball courts, tennis courts, lights for athletic field, cross-country course Table continued on next page . Tri-Community Comprehensive Plan Update June,2005 7-9 �• Table 7-3 (Continued) Planned Improvements in Tri-Community Parks Community/Entity City of the Village of Douglas Park/Property Improvement/Acquisition Douglas Beach Schultz Park Recreational Maintenance Building Wade's Bayou Memorial Park Union Street Launch Ramp Harold Beery Field Entire Village Replace stairs and add observation deck Expand boat launch area, add T-ball field Construct Remove existing garage/storage facility, construct picnic shelter and restrooms Improve/rebuild existing launch ramp Replace existing bleachers, pave parking area Bike Paths Source: Saugatuck Douglas Area Park and Recreation Plan Tri-Community Comprehensive Plan Update June,2005 7-10 �• Table 7-4 Planned Recreation Projects and Acquisitions Planned Improvements Fiscal Year City of Saugatuck Denison Property Acquisition 2002-3 Cook Park Improvements 2002-3 Coughlin Park Design Project 2002-3 Coughlin Park Improvements 2003-4 Mt. Baldhead Improvements 2004-5 Oval Beach Park Improvements 2005-6 Wicks Park Improvements 2005-6 Village Square Park 2006-7 Improvements Ongoing Citvwide Bike/Walking Path Saugatuck Schools Outdoor Track 2002-3 Outdoor Basketball Courts 2003-4 Tennis Courts 2004-5 Lights for Athletic Field 2005-6 Cross-Country Course 2006-7 Non-motorized pathways 2006-7 2006-7 Softball Fields/Tennis Courts Saugatuck Township Denison Acquisition 2002-3 {dependent on funding) General 2003-5 improvements/expansion of existing facilities Non-motorized pathways 2005-7 City of the Villa~ e of Douglas Douglas Beach Project 2002-3 Schultz Park Improvements 2003-4 Recreational Maintenance 2004-5 Building Wade's Bayou Memorial Park 2005-6 Union Street Launch Ramp 2007-7 Harold Beery Field 2006-7 Estimated Cost Funding Sources Under negotiation $5,000 $25,000 Dependent on Design $150,000 $150,000 $10,000 $150,000 City/MDNR City City/MDNR City/MDNR City/MDNR City/MDNR City City/MDNR To be determined City/MON R/MDOT $250,000 $100,000 $120,000 $120,000 To be determined To be determined $30,000 School/MDNR School/MDNR School/MDNR School/MDNR School/MDNR School/MDNR School/MDNR To be determined Township/MDNR To be determined Township/MDNR To be determined Township/MDNR $25,000 $45,000 $90,000 Village/MDNR Village/MDNR Village/MDNR $52,000 $12,000 $28,000 Village/MDNR Village/MDNR Village/MDNR Source: Saugatuck Douglas Area Park and Recreation Plan Note: Some costs are estimates and not all costs have been calculated. It should be noted that nearly all projects in Table 7-4 are listed as at least partially dependent on grants from the Michigan Department of Natural Resources, (Michigan Natural Resources Trust Fund). It may be helpful if other sources for some projects can be found as the Trust Fund is a competitive program and the Tri-Communities may only get a single project funded in a given year or longer period. RECREATIONAL NEEDS AND USE The 2004 Public Opinion Survey highlighted those recreational facilities that residents feel are adequate or inadequate in the Tri-community area. Table 7-5 lists these. "' Tri-Community Comprehensive Plan Update June,2005 7-11 �.. Table 7-5 Community Opinion on Recreational Facilities, 2004 Recreation Facility %Response Adequate Boat launching facilities Transient boat docks Boat slips (rental) Boat slips (condo) Marinas Swimming beaches Boat service Pump-out faci lity Fish clean ing stations Campgrounds with public access Parks Public restrooms Designated boat mooring sites Designated no wake zones Other public access • % Response Inadequate % Response Not Sure 50 .3% % Neither Adequate nor Inadequate 5.7% 20.8% 23 .1% 29 .7% 40 .5% 40.2% 50.4% 75.4% 40 .9% 25.9% 18.6% 9.9% 11% 13.4% 9.4% 7.3% 11 .9% 13.2% 15.2% 28.2% 14.7% 7% 13% 10.6% 11.6% 11 .7% 14.9% 32 .2% 33.8% 39.4% 27.1% 6.7% 35.6% 49 .2% 51.2% 20.7% 15.3% 31 .1% 32 .9% 58 .6% 41 .7% 19.2% 12.1 % 16.7% 16.7% 19.8% 32 .9% 22 .2% 9.4% 8.9% 41 .8% 41.4% 12.2% 15.4% 31 .1% 21 .6% 18% 15% 45.5% Non-Motorized Trails and Bike Paths Residents placed highest priority on additional bike paths, cross country skiing routes , and hiking trails. These needs are currently partially served by non-motorized trails in the Oval Beach/Mt. Baldhead area. The 2002 Saugatuck - Douglas Parks and Recreation Plan , identified bicycle trails as a high priority, prepared a map of potential locations and listed them in a schedule of capital improvements to achieve this objective (although a cost was not determined). These improvements have not been implemented to date. The 2004 Tri-Community Opinion Survey also identified expanded bike paths as highly desirable, and about 61 % of respondents supported bike lanes or paths even if it meant paying for it with higher taxes. Those who attended a Town Meeting in May of 2004 were asked to identify important destinations they would like included in bike path plann ing. A wide variety of destinations were identified , especially the Lake Michigan beaches, the downtowns of Saugatuck and Douglas, Laketown Township and the City of Holland . Residents frequently commented that they didn't want bike lanes added to existing roads if it meant the removal of trees. In 2002, the Saugatuck Township Park and Recreation Commission prepared a map of potential and/or desired bike path locations. Those routes are the same as those in the 1989 Comprehensive Plan , and are shown in black dashed lines on Map 7-2. More recent public input suggests potential add itional routes, shown in red on Map 7-2. The regional bike path system wou ld connect with Saugatuck's chain ferry to afford bicyclists east/west access. Th is connection runs down Holland Street and across Francis Street to the waterfront and will be served by city streets, without the need for additional right-of-way. At this juncture, bicyclists may ride the chain ferry to Saugatuck's Tri-Commun ity Comprehensive Plan Update June, 2005 7-12 �.. eastern border. Once on Saugatuck's eastern side, bicyclists could follow Saugatuck's proposed bike path system down through Douglas and south out of the Township . Bike path right-of-way would also extend north to Goshorn Lake along Washington Road , thereby connecting with Laketown Township . Another future extension could extend the system east along Old Allegan Road into Manlius Township. This is a scenic route, although somewhat hilly. Bicyclists wishing to pass through Saugatuck and on south through Douglas would need additional right-of-way from Lake Street to the bridge, thereby connecting with the Douglas bike path network. Douglas in turn would extend its bike path south on Blue Star Highway to connect with the Township system. Map 7-2 shows this proposed regional bike path network. The 2004 community opinion survey results indicate that residents would support (60.5% support or strongly support, 19.8% neither support nor oppose and 16.4% oppose or strongly oppose) bike lanes if it meant an increase in general property taxes . A network of trails and bike paths would improve quality of life for existing residents and serve as an attraction to visitors as well. With growing state and national concern over obesity, a network of trails and bike paths would provide more exercise opportunities for citizens close to home. The more variety and opportunity for trails, the greater the likelihood citizens will use them regularly. Photo 7-7 Interurban Trail Source: Aaron Sheridan Tri-Commun ity Comprehensive Plan Update June, 2005 7-13 �) } Map 7-2 Proposed Tri-Community Bike Paths Sau ga tuck Tri-Com III uni ties • ~ : M , ' ~ "'" r· ~ ' Proposed Bike Paths Al ,l.l-;GAI\ ('()l !r-il"\', I\ U( 'tllGAf\ I I Municipal Legend c::J Junsd!Chon BOt11ldi-tf1es ' Section Legend Scctt00 OOt.indar~ Roa d Legend - - lxpressway - - Stair High-N3y -~ ~ Counly Primary (PA,ed) Coun1y f'flmary (Unpa"8d) --County Local (Paved) C.ounty l ocal (Unrave<t) C.ty Major C,ty M,nor ~ -~ ~ UnClassd1ed .!".•..!.!:!- ~ ~ t~an~ N,Jlalµhk¥"'if)rn,:-.,,v--,..,,t"'-'l>Nf'I M...n<.1J ...lll0tR1..o/i@SllfOCS';it,llst,t"1trot'l1/0tn ld.• M;ip,.. Tl'\)bt.t'v~oiw...-fc,at....,,""-t', f'11.bc.1,..J•oclWJtl'I l!tt.'VGl,,lll"•·• e:..1et•s..oc'tltdl'(ltolho-n<>sl1tu'(II " I 28 33 25 27 k ' • • Proposed Bike Paths (1989 Comprehensive Plan and 2002 Recreation Plan • • Additional Potential Bike Paths ~- 36 34 • ;,enair,'Y.>tog•arnt ·--, ;. ' (;ANO:[Sl!l,11) ~ - l'UM~ ,s ,,~·•\ • ),•(~.,~-'.; Tri-Community Comprehensive Plan Update June,2005 7-14 . ' w I ,......_c_,.i.-,~~-- ... - - - - · - - . . -t,1 .... - ~ ' �.. Waterfront Open Space Viewing the water has long been among the most popular waterfront activities. Other waterfront activities include boating, swimming, fishing and nature study. Swimming is popular on Lake Michigan, boating on Kalamazoo Lake and River, Lake Michigan and natu•re study primarily on the wetlands areas of Kalamazoo River. In order for viewing to take place, the public needs to have access to the water's edge. Views of the water are available from Blue Star Highway, local streets along Kalamazoo Lake, several parks in downtown Saugatuck, from restaurants along the Kalamazoo River in downtown Saugatuck and from selected other sites. Schultz Park in Douglas and Sundown Park in Saugatuck Township also provide visual access to the water. However, viewing platforms may be a valuable addition along some of the extensive Kalamazoo River wetlands as there are heavily used by migratory waterfowl, are rich with diverse wildlife and are close to Saugatuck and Douglas citizens. Photo 7-8 Restaurants are Among Water Viewing Sites Source: Felicia Fairchild, Saugatuck Douglas Convention and Visitors Bureau Senior Citizens Center Senior citizens in the area have expressed a desire for a senior citizens center to serve the social and recreational needs of the area's elderly population. The 2004 Survey results reflect partial support for a senior center. Thirty-five percent of Tri-Community respondents felt that a senior center deserved high priority and another thirty-six percent Tri-Community Comprehensive Plan Update June, 2005 7-15 �.. neither supported nor opposed it. RECREATION AND LOCAL SPENDING Acco,rding to the 2004 community opinion survey, following was the response to the question of whether the respondent would support the additional recreation-related activities even if it meant an increase in general property taxes. See Table 7-6. Table 7-6 Support for Recreation-Related Services if Increased Property Taxes Required Services Bike lanes/pathways Community Recreation Center Senior Citizen Center Community Pool Parks and Recreation Better Water Quality % Support Additional Property Taxes 60.5% 12.9% % Oppose Additional Property Taxes 10.5% 30 .2% Neither Support nor Oppose % Don't Know or No Opinion 19.8% 32.3% 3.2% 4 .7% 35.1% 22.7% 36.3% 5.9% 29.1% 50.9% 43.8% 17.2% 22.4% 27.8% 4 .8% 4% 62.5% 10.5% 22.1% 4.9% Source: Tn-Commumty Survey, 2004 The greatest support among recreation-related topics was for better water quality with 62.5 %, bike lanes/pathways with 60.5% support and parks and recreation at 50.9%. When citizens express a willingness to pay higher taxes for a service, that is very significant. However, specific proposals would need to be prepared with broad community support for the details before anyone could reasonably count on such support for higher taxes. OPEN SPACE PROTECTION Recreation is important to the Tri-Communities and the visual experience of the community is tied to the recreational experience. Residents like to live in the TriCommunities, in part, because it is a uniquely attractive location. Tourists visit and spend money in the Tri-Communities based in part on the visual experience. Natural features and open spaces are important components of the Tri-Communities, contrasting with the concentrated, developed areas of the City of Saugatuck and the City of the Village of Douglas. The compact, strong identities of the City and Village are enhanced when natural, open spaces surround the two communities. Water is one of the natural features surrounding the City and Village and helping to give them form and identity. Wetlands, woodlands, farms and parks are other existing natural features that currently contribute to natural open space. The extent to which open space continues to be a part of the Tri-Communities in the future depends on several factors. These include: • The degree to which views of the water remain. If waterfront development effectively walls off views of the water from surrounding streets, a very important open space attribute will be lost and the sense of naturalness diminished. The acquisition and use of a portion of the waterfront for public use and access can help preserve the Tri-Community Comprehensive Plan Update June,2005 7-16 �.. • • • waterfront as a community open space. Regulations that require new development and redevelopment to provide some space on waterfront sites can also serve to help maintain the water as a significant natural feature of the community. The conversion of undeveloped land to a developed use. This appears to be happening somewhat rapidly in portions of Saugatuck Township, primarily for residential development. Protection of sensitive lands, such as wetlands, dunes and steep slopes from development. Sensitive lands can be protected by purchase, purchase of easements or development rights, transfer of development rights, donation and regulations . Protection from development of the most visible open spaces. The most visible open spaces tend to be those along roadways and on ridges. These can also be protected by scenic easements and other purchase, transfer or donation programs, design guidelines and regulations. Photo 7-9 Protected Open Space Adds Value to the Community Source: Aaron Sheridan Many communities are organizing open spaces, natural features and recreational facilities into a greenspace or green infrastructure system. Definitions Greenspace - Undeveloped or minimally developed land such as parks, farmlands, wetlands, woodlots, natural areas, plant and wildlife habitat, trails, river or recreational corridors, community gardens, pocket parks, vegetation buffers, tree-lined parkways and similar areas with natural or planted vegetation. Greenway- (1) a linear open space established along either a natural corridor, such as a riverfront, stream valley, or ridge line, or over land along a railroad right-of-way converted to recreational use, a canal, a scenic road or other route; (2) any natural or landscaped course for pedestrian or bicycle passage; (3) an open space connector linking parks, natural reserves, cultural features, or historic sites with each other and with Tri-Community Comprehensive Plan Update June,2005 7-17 �.. populated areas; and (4) locally, certain strip or linear parks designated as a parkway or greenbelt (Charles Little, author of Greenways for America,1990). ~egional greenways connect communities and major habitat areas. Local greenways provide significant connections within a community. Neighborhood greenways provide minor connections and tie people to the larger system. Without trails, greenways are buffer strips serving as visual separators and wildlife corridors. Green Infrastructure - "Our nation's natural life support system, an interconnected network of natural areas, conservation lands, and working landscapes that support native species, maintain natural ecological processes, sustain air and natural resources , and contribute to the health and quality of life for America's communities and people.*** Green infrastructure is an interconnected network of conserved natural areas and features (including wetlands, woodlands, waterways, and wildlife habitat), public and private conservation lands (including nature preserves, landscape linkages, wildlife corridors, and wilderness areas), private working lands of conservation value (including forests and farms) and other protected open spaces (including parks). It is green space that serves multiple purposes and is strategically planned and managed at the local, regional and state levels." (Mark Benedict, The Conservation Fund). [In contrast to gray infrastructure of roads, utility lines, communications and water systems.] Also see "Greenspace". Two advantages of the greenspace or green infrastructure approach are: • It raises the consciousness of the residents regarding natural resources and the place of those resources, recreational facilities and open spaces in their lives and the fabric of the community. The result of that raised consciousness can be a greater commitment to the implementation and management of a greenspace system. • A greenspace system creates valuable connections or links within the community. Some of these connections will serve the recreational (and occasionally the transportation) needs of the community. Linked open spaces can create a visual web of nature that enhances the appearance of the community and improves quality of life. Linked natural areas serve as wildlife corridors to help sustain a diverse population of birds and other animals. Protected open space along waterways helps protect water quality. Map 7-3 shows the location of potential elements of a greenspace system in the TriCommunities. Protection of the elements shown on this map can help create a greenspace system. Identifying gaps in the greenspace system can provide information to local officials and property owners regarding how to help complete green connections. Tri-Community Comprehensive Plan Update June, 2005 7-18 �, t ~ ' Map 7-3 Tri-Community Greenspace Elements Saugatuck Tri-Communities II - GREENSPACE MAP ALLEGAN COUNTY, MICHI GAN Municipal Le gend Cl Jurisdiction BouOOaries Section Legend L J Section Boundaries Greenspace Le gend • .ti - Wetlands - Floodplain Woodlands - Preserved Lands Parks Vacant Lands (Pubtlcly Owned) ~ j l - ~ ~ Cemeteries Courses i=J Goff - Water8offer(1001t) -WET1.Af,DS . Combined ,.._1ional Wefands lrn,ento,y w,d1996L.-idl..lse Flo:x>f>LAIN - fedefal EmetoencrMfflagementA.g,ency 100Ye•Roodplaln. WCXD..ANOS - 19911 land Use.. All olt'lef fe.al!IU a,e del1neeted fllOm lall pu:e! boundaries wl -===~ -:""...=:=::..~... John f:\winword\tri-commun ities\final\CHAPTER 7 RECREATION final.doc C:\Evan\Tri Comm Final 6 2 05\CHAPTER 7 RECREATION final 6 2 05.doc Tri-Community Comprehensive Plan Update June,2005 7-19 �.. Chapter 8 WATERFRONT INTRODUCTION This chapter discusses the Kalamazoo River, Kalamazoo Lake and Saugatuck Harbor. It covers use of these waterbodies, ecosystems associated with the River and Lake, water quantity and quality and opinions about them. Saugatuck was the first settlement in Allegan County. Its natural protected harbor along the Kalamazoo River and proximity to Lake Michigan gave it a ready means of water transport, essential to the commerce of the day. Throughout its history, land use activities along the Lake Michigan shoreline and the riverfront have continued to dominate the economic life of the Tri-Community area. Lumbering, boat building , basket making, fruit transport, and even large Great Lakes passenger boats have, at different times, relied upon the River connection. Tourists have always been attracted to the area, but tourism is now the number one economic activity. Today's waterfront activities are dominated by tourist and pleasure craft needs, especially sailboats, powerboats, charter fishing boats and other tourist boats. Consequently, how the waterfront is used will be of crucial importance to the future of the Tri-Community area. Photo 8-1 Kayakers About to Enjoy Kalamazoo Lake Source: Felicia Fairchild, Saugatuck Douglas Convention and Visitors Bureau The primary issues concerning proper future use of the waterfront involve competition between economic development and environmental protection. Waterfront lands represent the highest value lands in the Tri-Community area, and local officials are therefore concerned about the potential tax base associated with use of waterfront lands. In order to finance the service needs of local residents, the Tri-communities must balance taxable and nontaxable land uses. This presents a dilemma. Although waterfront lands have high revenue generating potential, a major attraction of both the Lake Michigan and Kalamazoo River waterfronts is their scenic, natural shorelines Tri-Community Comprehensive Plan Update June,2005 8-1 �.. composed of forested sand dunes and large wetland areas. Should these natural areas be greatly damaged or destroyed through inappropriate development, then the "goose that laid the golden egg" will be dead . It is essential that the natural beauty of the waterfront be maintained along the Lake Michigan shoreline, the Kalamazoo River from the channel to Saugatuck, and from the Blue Star Highway bridge inland . Limited add itional development along the waterfront on Lake Kalamazoo and the Douglas side of the bayou east of Blue Star Highway may be both desirable and necessary. However, such development must be undertaken carefully to maintain the delicate balance between economic development and environmental protection. Photo 8-2 Blue Star Highway Bridge Source: Aaron Sheridan It is both necessary and possible to manage the waterfront for a variety of purposes. Yet it is always difficult to manage for multiple uses. Some individuals value land management to retain the necessary habitat for birds, fish and wildlife . Others feel it should be managed to maximize surface water use, or for intensive waterfront dependent activities like ship building or power generation . Based on some of the technical data presented below, existing use information , citizen opinions, and the goals and objectives presented at the beginning of this Plan, the waterfront in the TriCommunity area can, and should, be managed to accommodate a wide range of land uses and activities. This Plan seeks to define a balance between competing uses. It places protection of the natural environment as first and foremost in making future land use decisions along the Lake Michigan and Kalamazoo River waterfronts . The ultimate goal is to minimize disruption of the natural environment so that new development and redevelopment is in harmony with the environment, rather than in conflict with it. Alteration of existing natural features should be very limited , and with mitigation to provide the same values and functions nearby. Watersheds of the Kalamazoo River Basin The Kalamazoo River extends from south of Homer in Hillsdale and Jackson Counties to its outlet at Lake Michigan in Saugatuck Township (see Figure 4-1). W ith the exception of lands adjoining Lake Michigan (which drain directly into the Lake) and a small area in the southeast comer of Saugatuck Township, all land in the Tri-Community area is part Tri-Community Comprehensive Plan Update June, 2005 8-2 �.. of the Kalamazoo River Basin. Eight small watershed areas lie within the Tri-Community area and discharge into Lake Michigan via the Kalamazoo River (see Map 8-1 ). These include Goshorn , Peach Orctiard, Tannery, Silver and "Cemetery" Creeks, as well as the Morrison Bayou at the eastern end of the Kalamazoo River as it enters the Township . Most of Douglas and Saugatuck also drain separately into the Kalamazoo River and Lake Kalamazoo. Slopes in the area are generally less than 10 percent though locally they may be in excess of 20 percent. Runoff erosion is taking place in the highlands, contributing sediment to backswamp areas and Lake Michigan. Photo 8-3 View from Tannery Creek Outlook of Kalamazoo River and Distant Wetland Areas Source: Aaron Sheridan Tri-Commun ity Comprehensive Plan Update June, 2005 8-3 �, - Map 8-1 Tri-Community Watersheds Watersheds 5 \I I I(, \'i ( Ol " I \ ', \ll( ' III G.\ , I Mill Municipal Legend C ,h1risd,,..1ton Ao11nd:1nr-s Section Legend s,~:(l r,n ft.ol1r1ctane'o Contour Legend* !• MP!Pr Coolow~ Elevation Ranges .. 1000 lo 1()~,() 1r.s)t ■ W.O lo 1000 f<•et Ir) 900 to 9'..0 kl:l n M ti',() to [JO() foci HOO lo Bf.O 10<'1 ■ to BOO 1t~,1 11,J roo to l!O foot tf f,'.,ll lo '/00 fool ■ r.oo tn /50 f!'<,t I f,! ~1 to fiOO ,.__,ei no • :;;; ··.,(',(, 1.'.•ll'f!o.l $1.'.ff~ C11_1~_ ,i.:toG:.aJ &.-"li"e·, 1u~., .s •· Sr,:•c(1 ~ , talit.ed d9la' t·k>-·"••'.J;,n mo, td g,e·..-•1t1IM 1,.: ~1 •• ,-,,,.·11:, wtl1rdof vo;! '1~ ~~~: .•·;, ~,h ~ • • • • • Kalamazoo River Basin • Small Watershed Areas "~ "2 ~~ ·· -- ~.,. 'II~• Q ."> •◄ c;,....'\il C•" Source: Allegan County GIS, Allegan County Drain Commission and Planning & Zoning Center, Inc. Tri-Community Comprehensive Plan Update June,2005 8-4 ' �... The flow of water in the Kalamazoo River has been recorded for over seventy years. Both flood-level flows and very low flows have occurred at various times. The level of Kalamazoo Lake is tied to the level of Lake Michigan, which also fluctuates. Stream gauges at various places along the Kalamazoo River measure water flow and water quality. Data gathering from the gauge at Saugatuck ended in 1986. The nearest flow gauge that currently collects data is at New Richmond near Lake Allegan. Flow at New Richmond was 3, 180 cubic feet per second in March of 2004. The mean monthly flows, in cubic feet per second, to Lake Michigan, as estimated by the Michigan Department of Natural Resources are shown in Table 8-1. Table 8-1 Mean Monthly Flow of the Kalamazoo River, 2004 Jan. 1,620 Feb. 1,740 Mar. 2,370 Oct. 1,180 June 1,500 Nov. 1,500 Dec. 1,620 Flow in cubic feet per second. Source: Kalamazoo River Watershed Public Advisory Council in The Kalamazoo River: Beauty and the Beast. Remedial and Preventative Action Plan for the Kalamazoo River Watershed Area of Concern. Exceedance flows based on recent daily flow statistics from USGS. Daily mean flow statistics for April 1, 2004 based on 2 years of record in cu ft/sec. in 2 locations: Table 8-2 Exceedance Flows of the Kalamazoo River, 2004 Location AlleQan Plainwell Current Flow 1,990 cu ft/sec 1,480 cu ft/sec Minimum Flow 1,770 1,370 Mean 1,940 1,445 Maximum Flow 2,110 1,520 50% exceedance 1,940 1,445 Exceedance flows indicate the percentage of the time that water quantity is greater than (exceeds) the volume indicated. In the above table, flow of the Kalamazoo River at Allegan exceeds 1,940 cubic feet per second 50% of the time. PRIMARY ECOSYSTEMS The Tri-Community area has three basic ecosystems, two of which parallel the waterfront. The first ecosystem is comprised of hardwoods holding the sand dunes in place along the Lake Michigan shoreline. These woodlots are inhabited by small game such as fox squirrels, rabbits, raccoons, deer, wild turkey, and opossums. This ecosystem is comprised of fauna common to most of Michigan, but its balance is easily upset by the disruption of its shallow organic soils. Any ground cover that is damaged or removed should be quickly replaced with cover that will hold and prevent sand from blowing or rapid wind erosion may occur. Michigan's most famous ghost town, Singapore, once a thriving lumber town, lies beneath these shifting sands near the mouth of the channel. Iii, The second ecosystem is the marsh-wetland ecosystem that covers the area along the Kalamazoo River, Silver Lake and Goshorn Lake, and the connecting tributaries. This Tri-Community Comprehensive Plan Update June,2005 8-5 �• I,,......,__ area is covered with marsh grasses, low shrubs, poplar trees, spruces, some white pine, and other softwoods. The cover is inhabited by common Michigan marsh dwellers such as frogs, turtles, ducks, blackbirds, and snakes. The marsh ecosystem is also populated by muskrat, mink, mallard duck, black duck, teal, wood duck, blue heron, Canadian geese, and mute swans. Golden eagle and osprey used to frequent the area. The marsh ecosystem is very sensitive to changes in water quality and disruption of vegetation. Great care must be taken to limit siltation and disruption to vegetation when working in this ecosystem. The third ecosystem covers the rest of the Township and is predominantly agricultural/forest with birds and wildlife common to this dominant ecosystem in Michigan. Under the state Wilderness, Wild, and Natural Areas Program (Part 351 of the Natural Resources and Environmental Protection Act of 1994), the DNR is charged with identifying, dedicating and administering wilderness, wild and natural areas. Within the Saugatuck region, the DNR has dedicated the Saugatuck Dunes Natural Area to protect the unique dune ecosystem of open dunes, blowouts, interdunal wetlands and wooded dunes, Pitcher's Thistle occurs with in the area and is listed as a threatened species by both the state and federal government. The Saugatuck Dunes Natural Area is within Saugatuck Dunes State Park. Sensitive dune ecosystems also occur in the dune areas on either side of the Kalamazoo River mouth at Lake Michigan. This area is planned for protection but details have yet to be finalized. Management would likely be the responsibility of the City of Saugatuck, Saugatuck Township and the State Park. The entire Kalamazoo River, including the Saugatuck/Douglas area is designated as an area of particular concern by the DNR. Areas of particular concern are those having scarce resources, unusual scenic beauty, unusual economic value, recreational attractions, or some combination of the above. They are only located in coastal areas. Altering the environment in an area of "particular concern" could have a significant impact on the quality of coastal and Great Lakes waters. The Kalamazoo River from Calkins Bridge Dam at Lake Allegan to about one-half mile downstream from the Hacklander Public Access Site (in Section 23), has been designated as a "wild-scenic river'' under Michigan's Natural River Act, Public Act 231 of 1970. Land use restrictions have been imposed to retain its natural character within 300 feet of the River's edge. See Map 8-2. WATER QUALITY The Kalamazoo River watershed includes many types of land uses and the River flows through several large developed urban areas including Kalamazoo and Battle Creek. When it reaches the Tri-Community area, the quality of this water is not good, but is improving. Tri-Community Comprehensive Plan Update June, 2005 8-6 �Map 8-2 Kalamazoo River Wild-Scenic River Segment LOWER KALAMAZOO LEGEII.C N Oes,gnatecf /\atural Rlv&r ,,, w...,.,,..,....,,.,.,,, ___. _ ---------·----· -. , Source: Michigan Department of Natural Resources An 80-mile stretch of the Kalamazoo River from the City of Kalamazoo to Lake Michigan, along with three miles of Portage Creek in Kalamazoo was placed on the National Priorities List under the Comprehensive Environmental Response Compensation Liability Act (CERCLA) in August, 1990. CERCLA is commonly called "Superfund". The official site name is the Allied Paper, lnc./Portage Creek/Kalamazoo River Superfund Site. The river was placed on the Superfund list because of adverse health impacts from eating fish by humans and wildlife and the tremendous volume of PCB waste in the river environment. The Michigan Department of Environmental Quality (MDEQ) estimates that there are over 200,000 pounds of PCB's (a persistent toxic chemical) located in some six plus million (6 million) cubic yards of river, floodplain, prior impounded dam areas and Lake Allegan. Over 95 percent oft-he total contaminated sediments are found in Lake Allegan (50 percent) and areas upstream to east of the city of Kalamazoo. The levels of PCB's are lower in the river sediments downstream of Lake Allegan, yet higher in the water column. Levels of PCB's in fish have not declined significantly in the last two decades. These contaminated sediments continue to erode from the riverbank during storm events, primarily at the four former impoundments upstream of Lake Allegan. They are further disturbed by a large number of carp and suckers stirring up the bottom sediments, along with boat traffic in shallow areas of the river and at Lake Allegan. US EPA has identified the potentially responsible parties that caused the contamination as Georgia Pacific Corp. , Weyerhauser Co. and Millinium Holdings, Inc. Under the Superfund law, these companies are responsible for paying the costs of the remedial actions and to complete cleanups of the contamination. MDEQ was the lead agency in charge of the process from 1990 through June of 2001 at which time the "agency lead" was transferred to the United States Environmental Protection Agency (US EPA). In Tri-Community Comprehensive Plan Update June,2005 8-7 �1998 over 150,000 cubic yards of contaminated PCB waste was removed from Portage Creek in a US EPA successful emergency cleanup without any recontamination of areas downstream. t A Final Record of Decision was made at the Rockwell International Corporation national Superfund site in Allegan by US EPA in 2003 with some remedial cleanup actions currently taking place . The basic water management goal is the elimination of the pollution threat to surface and groundwater resources. The Kalamazoo River is designated by the DNR to be protected for recreation (partial body contact), intolerant fish (warm water species) , industrial water supply, agricultural and commercial uses. Downstream from the Kalamazoo Lake, the river is protected for cold water anadromus fish species (trout and salmon). Kalamazoo Lake and Goshorn Lake are designated to be protected for recreation (total body contact), and intolerant fish (warn water species) . Action to implement water management goals has been slow but attempts to involve the public and take specific action have been made in recent years . The 2004 Public Opinion Survey results reveal that citizens in the Tri-Community area feel that the water quality of the Kalamazoo River and Lake is important, with about 63% responding that they support efforts to improve water quality even if it requ ired an increase in general property taxes . Water quality is measured at various points on the Kalamazoo River and for various water quality measures. However, there has not been a consistent testing program for water quality in the Saugatuck/Douglas area for the past 15 years. Water quality testing stations are located upstream of Lake Allegan, primarily in response to the high input levels of toxic materials, nutrients and sediments in the major urban areas upstream of Lake Allegan . As part of the EPA National Sediment Inventory Program, fish from the Saugatuck portion of the Kalamazoo River are periodically sampled to test for bottom sediment contamination . These fish samples plus those taken by the US Fish and Wildlife Service and the state have led to fish advisories for PCB contamination . Fish Advisories: • From Battle Creek to Morrow Pond Dam: • Carp , Channel Catfish, Smallmouth Bass: PCB's, women & children should only eat once a month, smallmouth bass - once a week. • From Morrow Dam to Allegan Dam: • Carp, Catfish, Suckers, Smallmouth & Largemouth Bass: PCB's . .. Cannot Be Eaten. All other species can be eaten once a week by men and cannot be eaten by women . • Below Allegan Dam: • Carp & Catfish should never be eaten due to PCB's. • Smallmouth & Largemouth Bass can be eaten once a week by males aged 14 & up .. .Can never be eaten by women . • Northern Pike should never be eaten . • All other species can be eaten by males (unlimited) and once a month by women. Tri-Community Comprehensive Plan Update June, 2005 8-8 �• Lake Michigan • Brown Trout: Larger fish no consumption at all, smaller fish OK except for women and children • Carp and catfish: no consumption : Chinook Salmon: Unlimited consumption except for women and children one meal per month and only six meals per year for fish over 26' • Coho Salmon: : Unlimited consumption except for women and children one meal per month and only six meals per year for fish over 30' • Lake Trout: One meal per week for fish 18-22", only one meal per month for women and children of fish 10-22" and no consumption for fish over 22" • Rainbow Trout including Steelhead: women and children only one meal per week of fish 10-18" and only one meal per month of fish over 18" • Smelt: women and children only one meal per week • Sturgeon: no consumption of these fish • Walleye: Only one meal per week of fish over 22" and one meal per month for women and children for fish over 1", one per month for fish 18-26" and only six meals per year for fish over 26" • Whitefish: only one meal per month for fish up to 22" for women and children and no consumption for anyone for fish over 22" • Yellow Perch: unlimited consumption for the general population but only one meal per week for women and children for fish over 8". The Kalamazoo River is listed as one of 43 Areas of Concern by the International Joint Commission under the Great Lakes Water Quality Agreement for the Great Lakes. The river's current impaired uses include the following: Tri-Community Comprehensive Plan Update June,2005 8-9 �Table 8-3 Kalamazoo River Area of Concern Impairments Use Impairment • Restriction on fish and wildlife consumption Degradation of fish and wildlife populations Bird or animal deformities or reproductive problems. Degradation of the benthos . Restrictions on dredging activities . Explanation of Impairment Fish consumption advisories since 1977 because of PCB concentrations in fish tissue. River sediments are the current source of PCBs . Warm water fishery impaired because of habitat loss and poor water quality. Reproductive success reduced in some bird and mammal populations due to PCBs in food chain. Introduced species have reduced populations of some native plants and animals . Nesting failure of bald eagles; high PCB concentration in eggs. PCB concentrations in fish, waterfowl, piscivorous mammals and raptors at levels known to cause reproductive impairment or deformities. Bottom dwelling communities and habitats are moderately to severely degraded in many areas because of the accumulation of excess sediments, low oxygen levels and sediment contamination . Sediments contain concentrations of PCBs which exceed USEPA dredge spoil guidelines . Scope of Impairment Action Required From Battle Creek to the mouth of the Kalamazoo River at Lake Michigan. Contaminated sediments remediation Most of watershed experiences some degree of fisheries impairment. From Morrow Dam to mouth of the Kalamazoo River. Watershed-wide. Erosion control ; habitat restoration; Contaminated sediments remediation. Public education on the control of exotic species. Allegan State Game Area . From Morrow Dam to mouth of the Kalamazoo River. Contaminated sediments remediation . Throughout the watershed. Erosion control; reduction in nutrient inputs; contaminated sediments remediation . Kalamazoo River downstream of Morrow Pond . Contaminated sediments remediation. Tri-Community Comprehensive Plan Update June, 2005 8-10 �Table 8-3 (Continued) Kalamazoo River Area of Concern Impairments Use Impairment • Restrictions on body contact. Loss of fish and wildlife habitat. Degradation of aesthetics. Occasional spills or runoff events cause odor or visual aesthetics problems. Explanation of Impairment Swimming and other full body contact activities were not advised in 1998, but later reports suggest body contact for most activities is OK, with questions remaining regarding activities that stir up sediments. Wetland losses have eliminated important habitat for wildlife . Channel straightening , damming and alteration of removal of riparian vegetation alters flow, temperature and other important features. Variable Scope of Impairment Action Required Concentration of fecal bacteria exceeding full body contact standards result from storm water runoff from livestock waste and septic systems. At and immediately downstream of Superfund units. Studies underway to determine if full body contact should be limited in other areas . In some tributaries, localized and occasional bacteria problems due to livestock waste and septic systems. Habitat restoration, and efforts to prevent further habitat losses. Throughout the watershed . Continue and improve regulatory and nonregulatory pollution prevention efforts. Source: US EPA Efforts initiated in the '?O's to identify and require extensive treatment of pollutants prior to their dumping into the River have already improved the quality of the water. As the nutrients like phosphorus and nitrogen are removed from wastewater entering the River, less new plant life will be stimulated and more oxygen will be available for fish. In addition to the EPA Superfund site program sites, there are sites identified under Parts 201 (contaminated sites) and 213 (leaking underground storage tanks) of the Natural Resources and Environmental Protection Act, PA 451 of 1994. These are sites where runoff from contaminated land-based sites can degrade the quality of soil, groundwater or surface waters . A total of 44 Part 201 sites (currently one in Saugatuck and one in Douglas) and 49 Part 213 leaking underground storage tanks (currently 6 in open status, 4 in closed status in Saugatuck and 2 each in open and closed status in Douglas) were identified in Allegan County. (Michigan Department of Environmental Quality, Remediation and Redevelopment Division, 2004) Tri-Community Comprehensive Plan Update June,2005 8-11 �The Federal Water Pollution Control Act established the National Pollutant Discharge Elimination System (NPDES) permit program. Under these laws, any public or private facility which will emit any point-source discharge into the water must first receive a NPqEs discharge permit. The permit program sets forth limitations and monitoring requirements to protect water quality and meet treatment standards, and establishes strong enforcement actions for violations . The Surface Water Quality Division, MDEQ administers NPDES permits . However, sedimentation and nonpoint sources of pollution will remain a problem. In contrast to pipes that discharge directly into a waterbody, nonpoint sources of pollution include those pollutants that do not originate from a single point-such as fertilizer and pesticide runoff from farmers fields and petroleum based pollutants that wash off parking lots and roadways . The most obvious pollutants are the physical litter and debris that are carelessly dumped into the River or Lake and which typically wash up along the shore. Stronger efforts to improve water quality will have a positive affect on tourism , recreation, and future growth and development of the Tri-Community area. All sources of pollution affect water quality, and hence the utility of the water resource . While the TriCommunity area must rely on outside agenci:es to enforce pollution control laws upstream, some efforts can be undertaken by Saugatuck, Douglas and Saugatuck Township to improve water quality and prevent further pollution within the Tri-Community area. These will be discussed further later in this Chapter. While most pollution sources occur far upstream of Saugatuck/Douglas, toxic materials and nutrients make their way downstream to the Tri-Communities and into Lake Michigan . Nutrient pollution, primarily phosphorus, is recognized as a problem in the upper Kalamazoo River watershed . The DEQ, in cooperation with stakeholders in the Kalamazoo River watershed , developed in 2001 a cooperative agreement to reduce the total daily maximum load (TMDL) of phosphorus. This agreement seeks to reduce nonpoint source and point source phosphorus to 8,700 pounds of phosphorus a month from April to June and 6,700 pounds per month from July through September by working with NP DES permit holders and nonpoint sources. The agreement expires in 2010. The DEQ will continue to monitor phosphorus loads. Ongoing discussions are underway by the affected communities , the MDNR, MDEQ, various environmental groups, and Allegan County Parks, Recreation, and Tourism Council on ways to restore the river and increase recreation and tourism potentials in Allegan and Kalamazoo Counties. These meetings are focused on removing what's left of the mostly dismantled MDNR Trowbridge, Otsego and Plainwell dams and the city of Otsego dam . The dams cannot be completely removed until several million cubic yards of contaminated PCB paper waste are removed from the former impounded floodplain sediments immediately upstream of the partially dismantled dams. Because the US EPA and the companies that caused the contamination have not yet completed the river cleanup , Allegan County and the MDNR are prevented from implementing the fishery and recreational plans for a free-flowing river from the City of Allegan to Kalamazoo. Successful toxic sediment cleanups have and are taking place at other sites in Michigan and the Great Lakes similar to the Kalamazoo River including the Little Lake Buttes des Mortes on the Fox River in W isconsin and the Pine River in St. Louis, Michigan . These cleanups are being accomplished through wet and dry dredging techniques that do not re-suspend the toxic sed iments back into the river. Tri-Commun ity Comprehensive Plan Update June, 2005 8-12 �No actions or discussions are in the works concerning removal of the Cal kin's Dam at Lake Allegan or the City of Allegan Dam. The .Kalamazoo River Watershed Council exists to help coordinate management of the watershed and to educate people in the watershed about management issues. For more information, go to : www.kalamazoo river@hotmail.com. The Watershed Council is organizing a river clean-up program. The program began with a focus on the portion of the River in Calhoun County, but is expanding. The clean-up may extend all the way to the mouth of the River in Saugatuck. Bacterial Pollution The Allegan County Health Department regularly tests Lake Michigan beaches, including some of those in the Saugatuck/Douglas area. The three communities contribute to the cost of water quality testing . Testing in past years has revealed levels of e coli high enough to close some beaches. Testing in 2003 was at six sites on the Kalamazoo River, eight sites upstream from Saugatuck/Douglas on the river, six county drains in Saugatuck Township, four creeks and streams that run into the Kalamazoo River and Lake Michigan, Oval Beach, Douglas Beach and Mueller Beach near the 126th Avenue Township Park. While one test resulted in levels exceeding 300 colonies per 100 ml on one occasion at Veteran's Park, tests were generally well in the safe zone. Other samples at streams had somewhat high levels following rains, but then the rates dropped quickly to safe levels. Some drains were so clean that testing was stopped at those sites. LAKE LEVELS The natural level of the Great Lakes goes through periodic changes that are based predominantly on precipitation and evaporation within the entire Great Lakes Basin. Since a century peak in 1986, Lake Michigan has fallen and risen and fallen, creating both high water and extremely low water conditions . Low water in the early part of this century created both wide beaches and difficult boating as the level dropped to within half a foot of the record low. Recent water levels are shown in Figure 8-1. The Kalamazoo River, Kalamazoo Lake and Lake Michigan are interconnected . Thus, water levels on the River and Lake Kalamazoo are largely dependent on Lake Michigan water levels. Consequently, land uses adjoining the waterfront should be based on the vagaries of fluctuating Lake Michigan water levels . This has not always been done as was evident by extensive shore erosion and flooding during the last high water period . Tri-Community Comprehensive Plan Update June, 2005 8-13 �Figure 8-1 Lake Michigan Recent and Projected Water Levels, 2003-2005 2004 2003 2005 "" • l l - - - - - - - - - - - - + - - - - - - - - - - - + - - - -- ----1 I.I LEGEND - ,...'€-, - - - ......... - - - - · - ------ ----- _.. __ .' Source: US Army Corps of Engineers When water levels are high, "no-wake" zones, which are always in effect from the channel to Mason Street in Saugatuck, are extended to cover all of the Kalamazoo Lake shoreline and parts of the River east of Blue Star Highway. When a "no-wake" speed is In effect, then all motor boats and vessels must limit speed to a slow "no-wake" speed when within 100 feet of: • rafts except for ski jumps and ski landing floats • docks • launching ramps • swimmers • anchored, moored or drifting boats • designated no-wake zones. "No-wake" means a speed slow enough that the wake or wash of the boat creates a minimum disturbance. Owners and operators of boats are responsible for damage caused by wakes . HARBOR Map 8-3 is the existing harbor map (June 1987) distributed by the National Ocean ic and Atmospheric Administration. It depicts water depth for the shoreline along Lake Michigan , and the River through Kalamazoo Lake. Channel depth is maintained by periodic dredging to a depth of 13 feet to Main Street in Saugatuck. (Dredging at the mouth of the channel has occurred every few years for many decades and will again Tri-Community Comprehensive Plan Update June, 2005 8-14 �occur in 2004.) The depth then drops to 20-27 feet for the next 500 feet. Between that point and Tower Marine , the water depth is about 7 feet. Most of the rest of Lake Kalamazoo varies between 1 and 4 feet in depth with not more than 2 feet being the most common . The Douglas shoreline, east of Blue Star Highway is only 1-2 feet in depfh except for a small area running NW-SE from the center of the bridge and connecting to the Point Pleasant Yacht Club. Photo 8-4 The Harbor is Home to Many Boaters and Marinas Source: Felicia Fairchild, Saugatuck Douglas Convention and Visitors Bureau This natural harbor is the principal attraction for nautical tourists which flock to the area during summer months when the marinas are used to capacity. Hundreds rent dockage by the season. Many live on their boats for weeks on end. The demand for dockage appears to be greater than the supply, despite the huge number of slips available (see Map 8-4). In 1976 there were 8 marinas with approximately 800 slips. In 1989, there were 26 legally operating marinas with 966 slips. In 2004 the MDEQ indicated that there were 36 marinas with 1, 127 slips, of which 28 marinas with 930 slips had active or pending permits with the DEQ. Another 249 slips were in 7 marinas for which the permit applications were closed pending additional information. See Table 8-4. There are also a number of slips maintained by private residences for their own personal use. Marina permits are required for any commercial activity, so as few as two slips could require a marina permit if they are rented , or if the property is owned by more than one person. Permits are issued for a three year period by the DEQ. On peak summer weekends the number of boats on the lake could be two to three times the normal level. This presents one of the most serious problems jointly facing the Tri-Community areahow to deal with surface water use conflicts . Kalamazoo Lake has a total surface water area of 184 acres. Acreage available for recreational boating is reduced by the dockage which extends into the Lake hundreds of feet and by the shallow water at the edge, which extends at least to the pier line of marinas on the south side of the lake, resulting in a beatable area of about 133 acres, unless the Lake is low, which reduces the beatable area even further. Yet, on summer weekends the River is a constant highway of boats moving in and out of the Lake. Recreational sailing, fishing, swimming, sailboarding and water skiing on Kalamazoo Lake are limited by fluctuating water levels, silt buildup, shallow water and "No Wake" zones. Those activities can also take place on Lake Michigan when conditions permit. Tri-Community Comprehensive Plan Update June, 2005 8-15 �Map 8-3 Saugatuck Harbor Chart SAUGATUCK HARBOR MICHIGAN uce<i A•solutlO~'fll fifi!»I• r19h1 MapTet:lr,I BIUl~F!!E'f NOT FOR AA IGA TffiN ,,n f Source: NOAA Tri-Community Comprehensive Plan Update June,2005 8-16 �Photo 8-5 Cruise Ship Entering Saugatuck Harbor Source: Felicia Fairchild, Saugatuck Douglas Convention and Visitors Bureau Cruise ships used to come directly to Saugatuck in 2000 and 2001 (such as the 90passenger Levant), but low Lake Michigan levels with resulting shallow harbor depths made that impossible in since then . The channel from Lake Michigan up the Kalamazoo River is dredged, but with dramatically lowered water levels and deposition of river silt, the cruise ships had to skip Saugatuck. Cruise ships brought many tourists to Saugatuck. A portion of the Great Lakes cruise ship tourist market still makes its way to Saugatuck via coach from the docks in Grand Haven. Shallow-draft cruise ships, those requiring only about 8' of draft (water depth), operate on the Great Lakes, and one stops in Holland. Many Great Lakes cruise ships require twice that draft. Because a large percentage of Great Lakes cruising passengers are seniors, mooring the ship off shore and tendering passengers to port is not a viable option. Tri-Community Comprehensive Plan Update June,2005 8-17 �Map 8-4 Marinas in Saugatuck/Douglas 8 Marinas 1 Ship'n Shore 2 Point Pleasant 3 Sergeant Marina Condo 4 Tower Marina 5 Skippers Cove/Miskotten 6 Waterside Condo 7 Deep Harbor Deve 8 Saugatuck Yacht Club 9 Douglas Marina & Boat Club 10 Casa Loma 11 Gleason's Marina 12 Saugatuck Yacht Service 13 Coral Gables Marina 14 Windjammer Marina Condo 15 Landings of Saugatuck Inn 16 Singapore Yacht Club 17 Walker's Landing 18 East Shore Harbor Club 19 Back Bay Marina 20 Bridges of Saugatuck 21 Saugatuck Shores Condo 22 Main Street Docks - City of Saugatuck 23 Heron Bay Condo 24 Dockside Marketplace 25 Riverview Marina 26 Tower Harbor Marina Condo r,I ' . ' I 7 I Tri-Community Comprehensive Plan Update June,2005 8-18 . .r· '·'1 �Table 8-4 Saugatuck/Douglas Marinas Slips Broadside Dockage (Lineal Feet) Mooring Buoys 12/31/ 2004 0 349 .5 0 Closed N/A 148 0 0 Kalamazoo River Issued 12/31/ 2004 15 82 0 Kalamazoo Lake Issued 12/31/ 2004 47 0 0 Pendinq N/A 320 600 0 Issued 12/31 / 2005 12 100 1 Closed N/A 6 0 0 Issued 12/31/ 2004 12 0 0 22 150 0 23 0 0 28 0 0 12 90 0 9 0 0 Status Expiration Date Kalamazoo River Issued Saugatuck Kalamazoo Lake 201 Washington St. Douglas 31 Butler St. Saugatuck Marina' Name Marina Address City of Village Water Body Ship'n Shore Motel & Boatel 528 Water St. Saugatuck Pier Marina 855 Lake St. Point Pleasant Marine Sergeant Marina Condo. Assn. Tower Marina Skippers Cove Bill Enery Inc. Waterside Condo. Assn. Naughtin's Marina Saugatuck Yacht Club Douglas Marina & Boat Club Casa Loma 216 St. Peters Dr. 419 Lake St. 685 Lake St. Saugatuck 515 Lake St. Saugatuck 19 Water St. 833 Park St. 16Wall Street 405 Park St. 650 Water Street Douglas Saugatuck Douglas Saugatuck Douglas Saugatuck Gleason's Marina Saugatuck Yacht Service Coral Gables Marina 868 Holland St. Saugatuck 220 Water St. Saugatuck Jack Hedglin 807 Lake Saugatuck 335 Culver St. Saugatuck 726 Water Street Saugatuck Windjammer Marina Condo. Landings of Saugatuck Inn & Marina Saugatuck Kalamazoo River Kalamazoo Lake Kalamazoo Lake Kalamazoo Lake Kalamazoo River Kalamazoo River Kalamazoo River Kalamazoo Lake Kalamazoo River Kalamazoo River Expired Issued Issued Issued Issued 12/31/ 1998 12/31/ 2004 12/31/ 2004 12/31/ 2004 12/31/ 2004 Issued 12/31/ 2005 86 0 0 Issued 12/31/ 2004 3 265 0 Closed N/A 16 0 0 Kalamazoo Lake Issued 12/31/ 2004 12 0 0 Kalamazoo Lake Issued 12/31/ 2004 10 0 0 Kalamazoo River Kalamazoo Lake Tri-Community Comprehensive Plan Update June,2005 8-19 �Table 8-4 (Continued) Saugatuck/Douglas Marinas Marina • Name Singapore Yacht Club West Shore Marine, Inc./ Singapore Harbor LLC Singapore Yacht Club East Shore Harbor Club V&L Properties Back Bay Marina Bridges of Saugatuck Coral Gables Dock Foundry Wharf Saugatuck Shores Condos Ferry Store Main Street Docks Heron Bay Condo Dockside Marketplace Riverview Marina Shore Harbor Marina Tower Harbor Marina Condo Total Slips 841 Park Saugatuck Saugatuck 455 Culver Saugatuck 220 Water St. Saugatuck 483 Park St. Saugatuck 555 Lake St. 116 Riverside Drive 102 Butler Street PO Box 986 PO Box 369 868 Holland St. 0 0 Issued 12/31/2 005 81 0 0 Closed N/A 50 0 0 Expired 12/31/1 999 54 0 0 Closed N/A N/A N/A N/A 12 0 0 8 0 0 Kalamazoo Lake Saugatuck Holland 51 Issued 40 Butler St. Saugatuck 12/31 /2 004 Kalamazoo Lake Water Body Saugatuck Mooring Buoys Status City of Village 40 Butler St. 971 Lake Street 379 E. 26th St. 643 Lake Street Slips Broadside Dockage (Lineal Feet) Expiration Date Marina Address Kalamazoo Lake Kalamazoo Lake Kalamazoo Lake Kalamazoo Lake Kalamazoo Lake Kalamazoo River Issued Expired 12/31/2 005 12/31 /1 996 Closed N/A 29 0 0 Kalamazoo Lake Extend 12/31/2 000 9 90 0 Saugatuck Kalamazoo River Expired 12/31/1 994 16 0 0 Saugatuck Kalamazoo River Closed N/A 0 145 0 Saugatuck Kalamazoo River Pending N/A 10 0 0 Issued 12/31/2 006 6 0 0 Pending N/A N/A N/A N/A Saugatuck Douglas Kalamazoo River Kalamazoo River Saugatuck Kalamazoo River Issued 12/31 /2 005 34 0 0 800 Holland St. Douglas Kalamazoo River Closed N/A N/A N/A N/A 219 Ferry St. Douglas Kalamazoo River Issued 12/31/2 005 38 0 0 1,179 Source: M1ch1gan Department of Environmental Quality, 2004 Notes: Closed- File was closed due to incomplete information or a duplicate file; Extend- MOP expiration was extended indefinitely due to staff shortage; Pending- Permit application review is pending resolution of other violations or submittal of additional information from marina owner/operator; Saugatuck Yacht Club also has a launch ramp. Tri-Community Comprehensive Plan Update June, 2005 8-20 �Photo 8-6 Marina in Lake Kalamazoo Source: Felicia Fairchild, Saugatuck Douglas Convention and Visitors Bureau MARINE SAFETY The Allegan County Sheriff's Department, Marine Unit, maintains strict control of the waterways. From Memorial Day to Labor Day officers patrol Kalamazoo River and Kalamazoo Lake. One hundred and ten hours were spent patrolling Lake Michigan alone in 2003 . Most patrols occur between Friday and Sunday, and about half of the Department's budget goes to patrolling the Saugatuck area. In the summer of 2004, 8 tickets were issued on Kalamazoo River and Lake, and 8 were issued on Lake Michigan. 22 complaints were received for Kalamazoo Lake and River, and 20 on Lake Michigan. There were no reported accidents on Kalamazoo River and Lake and only 1 on Lake Michigan. The most common violations are inadequate life preservers on board and lack of current registration . Tri-Community Comprehensive Plan Update June, 2005 8-21 �EXISTING LAND USE ALONG WATERFRONT Existing land use is described in detail in Chapter 5. All land uses along the waterfront are oriented to the water. The bulk of the waterfront in the Township from the channel to the City is undeveloped as single family residential. The Saugatuck City and Douglas waterfronts are predominantly residential , commercial and marina. The balance of the waterfront, which lies in the Township, is in a natural state with some areas of residential development (such as along Silver Lake). There are no industrial activities along the waterfront. A number of small parks are located along the waterfront, but there are few public access sites and, except for Shultz Park, these provide little space for transient parking . High Water/Low Water When Great Lakes water levels are high, erosion along the Lake Michigan shoreline increases. The impacts of erosion are clear along Lakeshore Drive, where part of the road has been was~ed away. Many high value homes will be threatened by additional erosion in this area. Virtually the entire Saugatuck City and Township and Douglas Village coastline is designated as a high risk erosion area by the DEQ. See Map 4-7 in Chapter 4. There are hundreds of homes within this area. Photo 8-7 Residential and Recreational Use of the Kalamazoo Lake Shoreline Source: Felicia Fairchild, Saugatuck Douglas Convention and Visitors Bureau Erosion along the River and Lake Kalamazoo also increases with higher Lake Michigan water levels. Many bulkheads and similar shore protection devices were installed to minimize the effects of the most recent high water level. Raising some of the land and structures would be necessary if lake levels remained high for lengthy periods. On the positive side, the south shore of Lake Kalamazoo becomes more attractive to marina development when water levels are high since it is very shallow in this area. Likewise, when water levels are below average, some existing dockage is unusable. See Figure 82. The Lake Michigan Potential Damages Study (US Army Corps of Engineers, 2002) found that extensive areas of Kalamazoo Lake could be exposed if the level of Lake Michigan dropped to a potential low below that recorded in recent history. This low level may be possible according to physical evidence and hydrologic calculations. This Tri-Commun ity Comprehensive Plan Update June, 2005 8-22 �potential low is about two feet below recent low levels that have been a problem for area boaters. Fluctuating lake levels are part of a natural system. The costs and implications of trying to artificially manage the entire Great Lakes Basin to maintain even Lake levels is not known, but waterfront land use decisions in the Tri-Community area should be made based on the assumption that Lake Michigan water levels cannot be artificially maintained. Figure 8-2 Potential Low Water in Saugatuck Harbor Source: US Army Corps of Engineers, 2002 The yellow line represents the potential shoreline at projected lows on Lake Michigan . At that level, hundreds of boat slips would be "high and dry." The yellow line is not a predicted low level, but is believed possible, given evidence of lake levels that occurred prior to settlement by people of European origin. Tri-Community Comprehensive Plan Update June, 2005 8-23 �Acquisition and Development of Public Lands Along the Waterfront About half of area residents (51 %) support increasing public access to Lake Kalamazoo. (Tri-Community Public Opinion Survey, 2004) While the survey didn't distinguish between public boating access and public pedestrian access to the shoreline, both should be considered. There are only two viable public boat launching ramps , but there are launching opportunities at private marinas for larger boats. Both pedestrian lakefront access and boating contribute to the local economy by boosting the tourism draw of the communities. Pedestrian access to the water is very important in enhancing the nautical ambiance of Saugatuck and Douglas. Due to the topography of the area around Lake Kalamazoo, and the relatively shallow depth of the Lake, providing boat launch ramp access is somewhat difficult. During the recent low water periods, use of the existing ramps was limited . At either extreme of Lake Michigan water level, either high or low, both existing ramps would be unusable. (Lake Michigan Potential Damages Study, 2002) This makes lift-type launching facilities, such as those at some marinas, and frequent channel dredging useful to promoting boating . The 2004 Community Opinion Survey found that 50% of respondents believed that boat launching facilities were adequate, while 21 % thought them inadequate. Photo 8-8 Boat Launch Ramp Sites are Difficult to Provide Due to Shoreline Topography and Shallow Depth of Lake Kalamazoo Source: Felicia Fairchild, Saugatuck Douglas Convention and Visitors Bureau The City, the Village and the Township each continue to try to acquire park space along the Kalamazoo Lake and River waterfronts. The City of Saugatuck recently acquired and dedicated Coghlin Park in order to help provide more pedestrian access. A committee of local, university and state officials began meeting in 2004 to try to improve and expand boating in Lake Kalamazoo and the Kalamazoo River. Among the concerns of this committee are the location of a dedicated spoils site for dredging material removed to make boating more feasible on Kalamazoo Lake, and finding a permanent funding source for recurrent dredging that is needed to maintain boating and reduce flooding potential. A spoils site must be carefully located to prevent groundwater contamination from the dredged materials. The U.S. Army Corps of Engineers may be a Tri-Community Comprehensive Plan Update June, 2005 8-24 �potential source of funding . The Committee's recommendations will be included in the Comprehensive Plan Update as appropriate. The 2004 Community Opinion Survey found mixed opinions regarding boating related facnities . These results are shown in Table 8-5. Table 8-5 Tri-Community Boating Related Survey Responses 50% 30% Neither Adequate nor Inadequate 6% 10% Somewhat to Very Inadequate 21% 28% 23% 32% 41% 11% 15% 34% 40% 13% 7% 39% 50% 41% 26% 9% 12% 13% 13% 12% 12% 27% 36% 49% 19% 15% 15% 51% 19% 17% 22% 42% 41% 12% 15% 31% Facility Somewhat to Very Adequate Boat Launching Transient Boat Docks Boat Slips (rental) Boat Slips (Condo) Marinas Boat Service Pump-out Facility Fish Cleaning Stations Designated Boat Mooring Sites Designated No Wake Zones Don't Know or No Opinion Source: 2004 Tri-Communities Public Opinion Survey, conducted by Western Michigan University (WMU) . WMU Percentages rounded to the nearest percent. It appears the boating-related facilities most in need of improvement are fish cleaning stations, pump-out facilities and designated boat mooring sites. The shallow nature of Lake Kalamazoo may severely limit expansion of mooring sites. Note that the relatively high number of "No Opinion or Don't Know" responses may come from the non-boating and non-fishing part of the population. Limiting the Intensity of Development The primary future development of waterfront lands in the City will be redevelopment of existing parcels. In the Village it will focus on further development along the South Shore of Lake Kalamazoo. In both areas it will be critical that new development is neither so dense, nor so high as to block existing public views of the waterfront or further "wall the Lake with structures." Both Saugatuck and Douglas have revised their zoning ordinances to limit the height of construction along the waterfront to 28'. It will be critical that all three communities agree to a common approach to waterfront development, embody that in land use plans, and then implement those plans. To some extent, uniform densities, setbacks, and height regulations will be valuable, especially around Lake Kalamazoo. This is especially true with regard to regulations over "bigfoot" homes Tri-Community Comprehensive Plan Update June,2005 8-25 �on existing lots. Additional development around Silver Lake needs to remain at a very low density in keeping with the septic limitations of the land and the limited recreational value of this shailow waterbody. The eastern end of the Kalamazoo River should likewise receive little new development in keeping with its Natural River designation. Retaining Visual Access, Aesthetics and the Character of the Area As has been emphasized throughout this Plan, the natural beauty of the waterfront has much to do with the attraction of the Tri-Community area. Local deveL)pment regulations should be reviewed and revised if necessary, to insure that new development complements, rather than detracts from this natural beauty. Old vessels should not be permitted to lie beached along the shoreline, because this also detracts from the beauty and character of the waterfront. Dredging a proper channel (if permits could be obtained) and re-floating along with restoration of ship rooms for transient lodging, with the old Frankfort ferry now docked adjacent to ( and a part of) a motel in Manistee, would be a big improvement. Photo 8-9 Tourism Depends in Part on Retaining Views of the Water Source: Felicia Fairchild, Saugatuck Douglas Convention and Visitors Bureau Several vistas have public values that deserve protection. These include the entry into and exit from Lake Michigan on the Kalamazoo River, the view from Mount Baldhead , the view of Kalamazoo Lake from both ends, and approaches to the Kalamazoo River Bridge. Development pressure continues to foster the building of condominiums along the waterfront, limiting public viewing of the lake from existing rights-of-way. Yet there is strong public opposition to "walling off' the waterfront so zoning ordinances should be reviewed to ensure they adequately prevent unwanted development. Any future development along the channel should be set back sufficiently to maintain the broad open views that are presented to boat travelers entering or leaving the Kalamazoo River. The view from the top of Mount Baldhead should be improved by careful selective pruning of dead or dying trees blocking good views of Saugatuck and Lake Kalamazoo. The curve going northbound on Blue Star Highway in Douglas just before crossing the Tri-Community Comprehensive Plan Update June,2005 8-26 �bridge is the only good panorama of Kalamazoo Lake. A public turnoff, the acquisition of a scenic easement, or the concentration of new development on the western portion of those undeveloped lands should be initiated to protect that important view. In addition, the land adjacent to the west side of the bridge in Douglas should be selectively pruned to improve the view to travelers crossing the bridge (northbound) until a project that protects views could be established there. SURFACE WATER USE CONFLICTS There is no question that Kalamazoo Lake and River are heavily used in season. Resolution of surface water use conflicts will require joint intergovernmental planning for a uniform approach to regulation. The first step is to establish the carrying capacity of Lake Kalamazoo and the River to the channel mouth . Carrying capacity refers to the physical capacity and intrinsic suitability of water to absorb and support various types of use. Such an analysis is typically performed by an inventory of existing surface water use during weekdays and peak weekends . Data is then examined to match the size of the waterbody and its capacity to assimilate various mixes of use. Such an analysis would probably reveal there is not much excess capacity for new boat slips in Kalamazoo Lake and River. Without an analysis of carrying capacity, it is impossible to determine an appropriate number of new boat slips or resolve related surface water use conflicts. Some time or surface zoning could be established in conjunction with the DNR if desired . For example, water skiing, jet skiing , fishing, sailing , etc. could be limited to particular parts of Lake Kalamazoo or Silver Lake or to particular times of the day. Another option could be a harbor patrol paid for by all three governmental units. More Information is necessary to establish the need for regulation. If surface water use is regulated , each unit of government would need to agree to a common regulatory approach. A Harbor Committee is looking at the issue of surface water capacity in 2004. Surface water use conflicts may grow more acute on Lake Kalamazoo if existing dockage is extended much further into the Lake. Such extensions should not be permitted as the surface area available for various recreational uses will be too drastically reduced . Existing no-wake zones should also be more rigorously enforced . For a more complete analysis of possible harbor regulation , see the McKenna Report starting on page 84. RECOMMENDATIONS TO GUIDE FUTURE USE In seeking to balance economic development with environmental protection , the concept of carrying capacity should be a major consideration . If the carrying capacity of land or water is exceeded, then activities cannot be undertaken without unacceptable impacts on users, the environment, or both. Impacts can include increased trip times, decreased safety, pollution, loss of open space, and many other considerations. The key is prevention of overuse by limiting intensity of use on adjoining lands and regulating surface water use. Environmental protection must be a leading principle in making future land use decisions along the waterfront. Environmentally sensitive areas such as sand dunes, wetlands, high risk erosion areas, floodplains, and key woodlands should be protected from unnecessary destruction . Development should complement rather than destroy these areas and their values . By doing so the environmental quality of the air and water will be Tri-Community Comprehensive Plan Update June, 2005 8-27 �improved, wildlife habitat will be preserved, scenic values will be protected, and the character of the area will be maintained . Some new intensive shoreline development will be desirable and necessary, but the balance should not be disproportionately on the side of new tax base as it has been for the past three decades . • Opportunities to enhance the waterfront should be seized. Parks and open spaces should eventually be linked with other public places. Additional access to the waterfront should be acquired when available, and existing access via street ends and parks should not be lost through neglect or inaction. A new public marina with deeper water access is one possible approach to improve public access, and could be constructed if resources are available and the cost could be spread among local citizens and other users (such as through grants or user fees). Visual access from public thoroughfares and walkways should be maintained in all new waterfront development. Protection mechanisms, like the Natural River designation, should be recognized for the ancillary benefits they bring to the community. A local "Friends of the River" organization could be instituted to annually adopt and clean up the shoreline to remove floating debris, other waste, and downed timber that become lodged there. A special effort to maintain the character of Lakeshore Drive along the Lake Michigan shoreline should also be initiated. Maintaining vegetation is critical to both the stability of shoreline areas and to a natural visual character. Street trees along Lakeshore Drive (and along many other streets in the community) are of a very advanced age for their species (primarily Silver Maple) and are dying off. Replanting is long overdue. A comprehensive stormwater management plan and wetlands protection plan should be instituted as part of a broad water quality protection program that is based on the small watersheds that feed the Kalamazoo River Basin. The Natural Resource Conservation Service should be asked to assist in preparing nonpoint pollution guidelines to help guide farmers in land management practices that help keep the River clean . NEED FOR INTERGOVERNMENTAL COOPERATION Each of these recommendations requires a strong degree of intergovernmental cooperation. Watercourses, like the environment, do not respect jurisdiction boundaries. The future quality and desirability depends on governmental units through which they flow playing an active and supportive role in protecting and improving water quality. To advance this goal, the jointly appointed waterfront committee should be re-instituted or its responsibilities shifted to the Planning Commissions of the three communities or a joint planning entity if one is instituted . As an alternative, the new Harbor Committee may be suitable to take over these responsibilities if it shares the concerns and recommendations of this Chapter. John f:\winword\tri-communities\final \CHAPTER 8 WATERFRONT final.doc C:\Evan\Tri Comm Final 6 2 05\CHAPTER 8 WATERFRONT final 6 2 05.doc Tri-Community Comprehensive Plan Update June, 2005 8-28 �Chapter 9 GROWTH AND DEVELOPMENT TRENDS INTRODUCTION Growth and development trends reflect past settlement patterns in a community and provide a basis for estimating future development patterns. Growth rates are one aspect of change. These show wh ich areas are growing at a faster rate. Resi-:iential construction permits show where most of this residential development is taking place and provide insight into residential preferences. Land subdivision trends show the rate at which small lots are created. Rapid land subdivision carves up agricultural land and other open spaces for residential use and thus permanently transforms the rural character of an area. Inefficient land subdivision takes large amounts of potentially developable land out of use as long "bowling alley lots" or "flag lots" are created . Population trends may be used to project future population, which is used to estimate future land use needs and settlement patterns in a community. And finally, a "build out" scenario may be created based upon the vacant or buildable sites in an area to get an idea what the area might look like if it were developed according to current zoning and use requirements. A more complete discussion of these issues is included below. Growth Rates The population of the Tri-Communities has grown since 1970. The rate of growth has varied each decade since 1970, and each of the three communities grew at substantially different rates from each other each decade, and the population of Saugatuck City has both increased and declined during that time. Between 1990 and 2000, the Township's population growth rate was 27%, a lower rate of growth compared to 40% for the period of 1970-1980. Still, the 1990-2000 rate was higher than that between 1960 and 1970 (11%) and between 1980 and 1990 (7%). The growth rate in the Village was 17% between 1990 and 2000. This was lower than the 35% growth rate between 1970 and 1980, but higher than the 9% growth rate between 1980 and 1990. The City went from a 19% growth rate in the 60's to only 6% growth in the ?O's, to a decline of 13% in the 80s but an increase of 12% in the 90s. See Chapter 2: Demographics. The Tri-Communities as a whole increased by 20% between 1990 and 2000, or nearly 800 persons. This is a substantial rate of growth for an area the size of the Tri-Communities . It is important to note that while the Township's population increased by 27% from 1990 to 2000, the number of households increased by 30% (394 households). This reflects a national trend of smaller household size (number of persons per household , not smaller dwelling sizes), requiring a greater number of homes for a given number of persons. Continuation of this trend will place additional growth pressure on the Tri-Communities in general and Saugatuck Township in particular. Only Saugatuck City had an increase in household size with a resulting greater increase in population than housing. However, this trend was only very slightly different than that of the Village and Township and may reflect a growing interest in the City as a desirable place for families. It is already a desirable place for seasonal homes, which increased by about 80 units between 1990 and 2000 in the Tri-Communities. Tri-Community Comprehensive Plan Update June,2005 9-1 �The City's slower growth rate is due in part to a shrinking supply of vacant or developable land and in part to a higher proportion of seasonal residents and elderly in small households. The Township's large supply of land has translated into high growth rates. The Village continues to have a high rate of growth (17% between 1990 and 2000, or 174 persons), and also still has land available to develop. Photo 9-1 Saugatuck City Attracts Many People but Space is Scarce Source: Felicia Fairchild, Saugatuck Douglas Convention and Visitors Bureau The 2004 Community Opinion Survey found that respondents thought the ideal population of the Tri-Communities was no larger than 1.5 times its present size, even though there is land available for it to grow as much as 2.9 times larger than at present. 52% of the respondents thought that Saugatuck City should remain the same population, 43% thought the City of the Village of Douglas should be no larger and 27% thought the Township had reached its ideal population. Slightly more respondents (28%) thought that the Township had an ideal population about 1.5 times larger, or about 3,600 persons (up from the 2000 Census population of 2,376). Another 16% thought the ideal Township population was twice its present size and 17% didn't know or had no opinion. Fewer than 10% thought the Village or City ideal population was twice its present size, while 22% thought the City should be 1.5 times larger, and 28% of Village respondents felt it should be 1.5 times larger. If the City, Village and Township were all to grow to 1.5 times the present population, then the City would add 533 residents, while the Village would grow by 607 residents and the Township by 1,188. This would bring the total Tri-Community population to 6,341 persons. There is no question that both the Village and the Township could accommodate this projected growth with currently available undeveloped land . However, in order for the City to, the average population per household would have to rise or apartments would Tri-Commun ity Comprehensive Plan Update June, 2005 9-2 �have to accommodate most of the new persons as there is insufficient undeveloped land to accommodate that many people (except on the Oxbow Peninsula where undeveloped, privately owned land is planned for long term preservation, not residential development). This preference for a limited population poses particular challenges for the Township. A very rough buildout analysis revealed that the Township population could increase by nearly 2.9 times if it were fully developed according to current zoning . See Table 9-1 . A buildout analysis starts with the acreage area of different zoning districts, minus unbuildable lands (such as wetlands). Rough acreage measurements were made of Saugatuck Township's major residential zoning districts. Agricultural lands were included in this calculation as there remains very little agricultural land in protection programs such as PA 116. Excluded is the area for road rights-of-way (roughly calculated here at 15% ). Another roughly 40% is deleted in consideration of land that has severe limitations, such as steep slopes, soils not suited for septics, sizes or shapes that are not easy to maximize development potential, poor or no access, deed restrictions or owners who don't desire to sell such as lifetime farmers, or open space owners. Based on the resulting acreage figures for each zoning district, the calculation then determines the number of potential dwelling units according to permitted density, and multiplies this times the most recent population per household size. In this analysis the buildout factor is only as reliable as the acreage measurements are accurate. Table 9-1 Buildout Analysis of Saugatuck Township Area in Acres Subtract 15% for Road Rights-of-Way Estimate of Buildable Area in Acres•••• Density Potential Dwelling Un its A-1 5 ,010 4 , 259 2 ,555 767 A-2 R-1• R-2 R-3 R-3B .. R-3B Critical Dunes Overlay Total Acres 4 ,086 947 608 314 665 71 3,473 805 517 267 565 60 2 ,084 483 310 160 339 36 1 du/2 .5 A 25% 1 du/2 .5 A 1 d u/0 7 SA 1 du/1 .5 A 2 du/A 1 d u/1 A 1 du/2 A 11,701 9 946 5 968 Residential Zoning District Tota l Population at 2 .2 persons per household ... 834 644 207 320 339 18 3 128 Population 6,882 (about 2 .9 t imes current 2 ,376 4 ,506 2000 Po ou latio n Pote ntia I populat ion Source: Planning & Zoning Center, Inc. *Note: The R-1 district density ranges from 1 dwelling unit per 20,000 sq. ft. to 1 per 40,000 sq. ft. depending on percent of site placed in open space and presence or absence of public sewer and water, so an average of about 1 dwelling unit per 0. 75 acre was used for this calculation. **Note: The R-3B district density ranges from 1 dwelling unit per 30,000 sq. ft. to 1 per 65,000 sq. ft. depending on percent of site placed in open space and presence or absence of public sewer and water, so an average of about 1 dwelling unit per 1 acre was used for this calculation . ..*Note: The potential buildout population was calculated using an average 2.2 persons per household. While the average population per household differs between the three communities, the buildable acres estimate is not exact enough to try to distinguish between community's household size, which can also change over time. The figure of 2.2 persons is closest to that of the Township, which has by far the majority of undeveloped land in the Tri-Communities. •••• Potential buildable acres after 40% reduction of maximum potential due to parcels with septic limitations, access issues, odd parcel shapes, deed restrictions, unwillingness to sell, lifetime farmers, etc. Tri-Community Comprehensive Plan Update June,2005 9-3 �There is a gap between an "ideal" population (as expressed by respondents to the community opinion survey) for the Township of 3,564 (a 1.5 times growth increase, amqunting to an additional 1,188 persons) and the "buildout" population of 6,882 residents (a 2.9 times growth increase, amounting to an additional 4,506 persons). The difference between the full time resident population and seasonal resident population of our community is an element not considered in this "ideal" versus "buildout" analysis. Seasonal households were included in the buildout calculations of total potential households and therefore total potential buildout population. If seasonal households were taken into consideration, the buildout "full time" population woulc1be reduced to 5,782, (a 2.4 times increase, amounting to an additional 3,406 persons).This reduction is based on data from Table 2-3,"Seasonal Housing Units" showing 16% of the homes in the township are seasonal as of year 2000. Since this trend is on the increase due to the summer resort nature of the Saugatuck area, it is probable the seasonal population percentage will increase as the Township grows and therefore further reduce the total "full time" population below 5,782. Photo 9-2 Maintaining Rural Character in Saugatuck Township is Important to Residents Source: Aaron Sheridan This poses a dilemma for the Township. If the Township continues to allow the existing zoning density it will, over time, greatly overbuild, relative to the desires of 58% of its residents. If it greatly reduces permissible density and large landowners have come to expect that their land value is based on current density (not a much lower density), there will likely be very unhappy landowners and there may be both political and legal ramifications of such a change. This is compounded by the fact that citizens at a Town Meeting in May 2004 were evenly split over whether density should be reduced, in order to better meet a desired, lower expected population, in the area north of the Kalamazoo River or the area south of it. On the other hand, reducing residential development density in areas currently farmed is completely consistent with public desires to preserve farmland and open space, and will reduce or delay the need to provide utilities or other public services to these areas any time soon. Encouraging more clustering of new Tri-Community Comprehensive Plan Update June, 2005 9-4 �development will preserve more open space, but won't in and of itself reduce overall dwelling units and will put more pressures on farmers to convert land out of agriculture sooner. Absent a determination to greatly lower zoning density and manage existing large acreage parcels for agriculture or forestry, or a major effort to purchase • development rights of existing farmland using the fledgling County PDR program, or protect the land through donations or conservation easements, the rural lands of the Township will eventually yield a population about 2.9 times the present population. A voluntary effort on the part of new rural residents to not maximize density on their land could also aid in reducing the eventual population in the Township, if a significant proportion of rural residents followed such a course. It will be possible! to reduce the visual and environmental impact of new development through PUDs, clustering and vegetative buffering, but a greatly enlarged population will still require increased school, recreation, police, fire, health care, road maintenance and improvement and utilities services. Generally new residential development does not return as much in new tax revenues as it costs in new public services. Thus, the new residents, when accommodated at a low density could create fiscal stress as well as social stress if they "chew up" open space and create more public service costs than they pay for. These public service costs include school expansion, police and fire, recreation programs and roads. While a large portion of road improvements are paid for by the County, the Township supports a millage (renewed in August 2004) in order to increase road maintenance above the level provided by the County, and would likely need to be increased if low-density residential development were to continue according to present zoning. This is a difficult issue facing many rural townships that is easy to ignore as market demand is low enough that future public service costs won't be borne by current tax payers. The Plan acknowledges the issue and the Township Planning Commission will continue to explore the ramifications and the viability of various alternatives over the next few years. A new solution may emerge from further analysis. Photo 9-3 Residential Construction Takes All Types: New Cottages at Summer Grove Source: www.summergrovecottages.com Tri-Community Comprehensive Plan Update June,2005 9-5 �Residential & Commercial Construction Building permit data presented in Chapter 3: Economics (See Table 3-7) showed that new residential construction was taking place at a rate that would result in the ideal ' population being reached in the near future. The average rate was about 86 dwelling units per year in the Tri-Communities . Most of these occurred in the Township . If the Township portion of new residential construction only averaged about 62.25 per year (as it has in the past four years: 62 in 2000, 65 in 2001, 71 in 2002 and 51 in 2003), an ideal Township population 1.5 times the present would be reached in about 1O years. Construction activity in the City and Village also includes rebuilding, which would not necessarily increase the population at a rapid rate. However, it is not unreasonable to assume the Village could reach a population 1.5 times the present population within 1015 years if the West Michigan economy continues to hold up. Commercial development largely follows residential development, so the pressure to convert land for new commercial development will largely follow new housing construction . This is especially true in downtown Saugatuck and Douglas (which would also feel pressure for more businesses if tourist growth was rapid) . Out on Blue Star Highway and at the freeway interchanges, there is already pressure for more business development, and as traffic volumes increase, it will go up. However, local zoning can largely control the type, amount and location of new commercial development. But it is hard to control the rate. Premature commercial development is a blight on the community, yet it is often hard to determine when a proposal is premature. For that reason , local business zoning along the Blue Star Highway and at the interchanges should be periodically examined to ensure it represents what the community wants to see happen there. POLICY IMPLICATIONS If development were to proceed under existing zoning, as reflected in the build out scenario, then the Tri-Communities would gradually turn into a suburban enclave, complete with a long commercial strip from the north freeway interstate exchange of Blue Star Highway to the south freeway interchange in Douglas. This is problematic in light of the 1988 and 2004 Public Opinion Surveys which revealed the vast majority of respondents have the following preferences: • maintain the scenic, small town/rural character of the area; • limited, well-planned and attractive strip commercial development; • small commercial shopping centers at the interchanges; • preserve open space along the waterfront and in the Township in general and along roads in particular. These results suggest the need to again reevaluate current zoning and regulatory policy. Evaluation of zoning and regulations following the preparation of the 1989 Comprehensive Plan led to changes in Township zoning that have reduced the potential number of dwelling units from about 17,000 to about 7,300. It may be necessary to shape the residential policy in the Township even further. Policies to achieve the public's development objectives are included in Chapter 1, and the Future Land Use Plan in Chapter 10. Regulatory tools, such as zoning , subdivision regulations, and site plan review will ultimately need to be amended to implement the policies of this Plan. John f: \winword\Tri-Communities\fi nal\CHAPTER 9 GROWTH AND DEVEL TRENDS final.doc Tri-Community Comprehensive Plan Update June, 2005 9-6 �Chapter 10 FUTURE LAND USE INTRODUCTION Good land use planning is essential to the future quality of life in the Tri-Communities. Actual future land uses are difficult to predict and guide to achieve desired results. A future land use map and plan expresses local and use goals and policies and provides a land use scenario which a community may use as a physical guide. Goals and policies, in turn, drive land use and development decisions. The Future Land Use Map accompanying this chapter depicts generalized future land use in the City of Saugatuck, the City of the Village of Douglas, and Saugatuck Township and anticipates community land use needs for the next 25 years. These future land use arrangements are based on a variety of sources, including a survey of area leaders, the citizen opinion survey, a series of Town Meetings, joint workshops of members of all three planning commissions and governing bodies, and information in this Plan, with an emphasis on border issues. Proposed future land use is based on analysis of each existing land use, impacts of area trends, projected future land use needs if current trends continue, and the relationship of land use activities to the natural resource base. All proposals are intended to be consistent with the goals and policies presented in Chapter 1, which were originally created in 1989 with substantial public input and then updated as a part of this planning process. A few key planning and design principles were used to evaluate alternative land use arrangements. With slightly different trends and projections, application of the same principles could lead to different conclusions and differences would be related to the amount of particular land uses more than their location or relative relationships to adjoining uses. Likewise, there are many areas in which alternative land use arrangements would be satisfactory providing they remained in keeping with these basic planning principles. Consequently, it is crucial that this plan be regularly reviewed and updated at least once every five years to insure its continued relevance in planning for future land use needs. PLANNING AND DESIGN PRINCIPLES The Future Land Use Map (see Map 10-1) depicts generalized land use, which is implemented through the mapping of zoning districts and applied during the site plan review process. The following planning and design principles are the technical foundation in support of the proposed land use arrangements graphically depicted on the Future Land Use Map. These principles are consistent with the goals and policies in Chapter 1 and should remain the basis for reviewing any subsequent changes to the proposed Future Land Use Map. These planning principles are: • Protection of public health and safety • Conservation of natural resources • Environmental protection • Minimizing public service costs • Efficiency and convenience in meeting land use needs • Insuring compatibility between land uses. Tri-Community Comprehensive Plan Update June,2005 10-1 �Map 10-1 Future Land Use Map Legend Rural Low Density Single Family Residential/Agricultural Medium to High Density Single and Multi-Family Residential Mixed Use Residential/Commercial Waterfront Mixed Use - Commercial Industrial Greenspace,Preserve Highway Buffer Tri-Community Comprehensive Plan Update June, 2005 10-2 �Often a land use decision based on one principle also advances another. For example, prevention of filling or construction on floodplains protects public health and safety, conserves natural resources, protects the environment and minimizes public service costs. It may also create a valuable buffer or open space between uses and help insure compatibility. Protection of Public Health and Safety Key situations in which this principle is applied include: • Avoiding construction in areas which present natural hazards. In the TriCommunities, these include areas too close to the Lake Michi:gan shoreline at high risk from erosion from coastal wave action ; floodplains; saturated soils and wetlands; soils not well suited for support of foundations or safe disposal of septic wastes; and steep slopes. Avoiding construction where an intensive land use activity is not adequately • serviced by all weather public roads; and • Avoiding construction in areas with soils contaminated by hazardous and/or toxic waste . Conservation of Natural Resources Failure to consciously protect nonrenewable natural resources exposes a community to unbridled destruction of those resources which are the foundation for an area's character and quality of life. Conservation of natural resources usually focuses on: land , water, minerals, certain soils (such as prime farmland) , wetlands, sand dunes, areas supporting an abundance and diversity of wildlife, and unique forested lands. Areas where the land and the water meet are the most important. Indiscriminate land subdivision frequently reduces the size or alters the shape of land, thereby compromising the resource value and production potential of those lands. This occurs frequently in prime agricultural areas and once lost, these lands may never be reclaimed for food production purposes. If widespread , such losses can dramatically alter the character of an area. These changes reflect lost opportunities - usually higher public service costs and gradual degradation of an area's tourism potential. Environmental Protection This principle aims at preventing pollution, impairment or destruction of the environment. While there is considerable overlap with natural resource conservation issues, environmental protection measures focus primarily on air and water quality, and the impact of activities where the water meets the land . Environmental quality is best preserved by planning for appropriate land use activities in and near sensitive environmental areas, and managing development accordingly. Minimizing Public Service Costs Public service costs may be minimized by encouraging new land uses where existing infrastructure is not used to capacity and where expansion can be most economically supplied . This also results in compact settlement patterns, prevents sprawl, and is favored by taxpayers because it results in the lowest public service costs both for construction and maintenance. Efficiency and Convenience in Meeting Land Use Needs To be efficient in meeting future land use needs, communities must make better use of existing infrastructure and plan for infrastructure expansion in a manner which keeps the Tri-Community Comprehensive Plan Update June, 2005 10-3 �• costs low and does not create huge areas where infrastructure will not be fully used for many years. It also means locating future land uses so that travel between activity centers is minimized. For example: building schools, neighborhood commercial activities, day care facilities, fire and police protection, etc. near the residential areas t they serve. This saves municipal costs on initial road construction and future maintenance, reduces everyone's gasoline expenditures, and conserves fossil fuel supplies for future use. Insuring Compatibility Between Land Uses A central objective of land use planning is to locate future land uses so that they are compatible with one another. This prevents future nuisance situations between adjacent land uses, such as loud sound, ground vibrations, dust, bright lights, restricted air flow, shadows, odors, traffic, and similar impacts. A few obvious examples of incompatible land uses include factories, drive-in establishments, or auto repair facilities adjacent to single family homes. With proper planning, land uses can be tiered to buffer impacts and orderly development can occur. Examples include: commercial service establishments on highway frontage with backlot wholesale, storage, or office uses abutting a residential area; or single family residential uses adjacent to park and recreation areas. DEVELOPMENT AND CONSERVATION AREAS The Future Land Use Map for the Tri-Communities was prepared by first identifying conservation areas and then examining the suitability of remaining lands for various development purposes. Quality farmland is a diminishing resource, and as long as farmers wish to farm, farmland is desired to be protected from conversion to other uses or from impacts by other uses. Other natural resource areas include sand dunes, wetlands, floodplains, streams, creeks and drains, the Kalamazoo River, Lake Kalamazoo, and areas at high risk of erosion along Lake Michigan. These areas are proposed for very limited future development in keeping with their fragility and importance in buffering Lake Michigan storms, filtering and storing water during periods of flooding, draining stormwater from land, providing habitat for a wide range of plants and animals, and for their wide ranging open space values. Destroying these resources would destroy the essential qualities which continue to attract residents and tourists to the area. If conserved and wisely used, waterways and farms will become a natural greenbelt system that continues to enhance the area for years to come. Local zoning ordinances should be reviewed to ensure they include adequate conservation practices. PRESERVATION OF COMMUNITY CHARACTER Community Character: The image of a community or area as defined by such factors as its built environment, natural features and open space elements, type of housing, architectural style, infrastructure, and the type and quality of public facilities and services. Moskowitz and Lindbloom . The Latest Illustrated Book of Development Definitions, Rutgers University, 2004, p 83. The character of the Tri-Communities is largely a product of its natural environment, nestled on the shores of Lake Michigan and the Kalamazoo River and defined by steep, rolling dunes to the west and lush orchard country and farmland to the east. The area is best known as a resort community with a strong appeal to artists and artisans. The predominant land use in the Tri-Communities is agricultural (3, 11 O acres), followed by single family residential (2,242 acres). Prime farmland is generally concentrated in the Tri-Community Comprehensive Plan Update June,2005 10-4 �south central part of the Township . The rural areas of the Township are the southern agricultural , northeast, and riverfront-dunes areas. Residential areas in the TriCommunities vary widely in character between the rural areas of the Township and the urbanized areas of Saugatuck and Douglas. While single family homes are the , predominant residential land use in the area, multiple-family housing can be found in both the City and in the Village. RESIDENTIAL Residential use will continue to be the predominant developed land use in the TriCommunities. The existing residential areas in Saugatuck and Douglas provide a rich and interesting mix of housing sizes, styles and ages. The challenge in the next twenty years will be maintaining the older housing stock and ensuring that the growing ranks of part-time residents and absentee owners does not result in housing deterioration. The preservation of neighborhood character should be done by maintaining scale, context and materials of the community. Residential development in the Township is planned to be low-density single family homes with 1 or more acres per lot. This includes areas of the Township both north and south of the Kalamazoo River and all of the area east of the Interstate except for a large section of land north of Old Allegan Road on the west side of 63 rd Street, which is planned for industrial use. Rural residential is planned at 2.5 acres or more. New residential construction in the Township should be encouraged on soils capable of safe septic disposal. The best locations for concentrations of such housing are northeast of Saugatuck and southwest of Douglas. Downtown Saugatuck features larger, older homes that contribute to the downtown 's charm, many of which have been converted to profitable bed and breakfast establishments. Most of the City's year-round residents live above the steep ridge ("the hill") which separates the waterfront area from the rest of the City. The Kalamazoo Lake shoreline is partially lined with condominiums along Lake Street, which has diminished the scenic view of the Lake over time. The policy is to encourage viewing easements and single family residences. Approximately 25 blocks of long-established neighborhoods surround the center of the City of the Village of Douglas. There are also concentrations of homes along Lakeshore Drive, Campbell Road, 130th Street and Water Street. Many of these established neighborhoods consist of 100-year old homes mixed with homes that are less than 30 years old. Some modern subdivisions on larger lots also exist on the west side adding to the rich variety of home sites in the Village. As depicted on the Future Land Use Map, residential character in the City of Saugatuck and the City of the Village of Douglas is desired to remain medium to high-density single and multiple-family residential. This is largely characterized by 2-4 dwelling units per acre with a few pockets of lower and higher density. Permitted density is as established in each zoning ordinance. COMMERCIAL There will continue to be four primary commercial areas within the Tri-Communities. Commercial uses in downtown Saugatuck are primarily oriented to tourists and seasonal residents. Downtown Saugatuck will continue to serve as the major center for Tri-Community Comprehensive Plan Update June, 2005 10-5 �commercial tourist activities. This should be encouraged. However, the downtown area should not be permitted to expand outside the area presently zoned for downtown commercial use. Appropriate measures should be instituted as necessary to mitigate imp~cts of the city center on adjoining residential areas. Downtown Saugatuck and the Douglas Village Center are characterized by compact building arrangements which limit parking spaces. Parking is problematic in downtown Saugatuck and in the Douglas Village Center, especially during peak tourism months. Heavy pedestrian traffic also exacerbates parking and access problems. The buildings and parking on many properties are poorly designed, so any opportunity to improve design, safety, and function should be seized. Another commercial center is located along Blue Star through Douglas. This commercial area along Blue Star from the bridge south to the freeway interchange should be encouraged to continue to redevelop with a primary focus on local commercial services, with some tourist oriented businesses, and a secondary focus on highway related uses near the interchange. The present commercial zoning of Blue Star south of the Douglas interchange should not be expanded , but small areas representing existing commercial establishments at the freeway and M-89 interchanges should continue to be recognized. Expanding commercial in these areas will , over time, only detract from more appropriate commercial areas in Saugatuck, Douglas and along north Blue Star Highway. Lastly, the area along north Blue Star Highway between Clearbrook Drive and the 1-196 freeway interchange (Exit 41 ), which is presently developed for a variety of land uses, should be encouraged to be mixed use residential and commercial. Highway servicerelated commercial should serve the immediate interchange area. General business uses like drug stores, banks, and hardware stores should be encouraged in the general business area in Saugatuck and Douglas and not in interchange areas. Allowing general business establishments to spread will increase the number and length of trips for local residents, will require all trips to be by motor vehicle, which causes a corresponding waste of fossil fuels, and it increases the potential for existing businesses in the City and Village to fail , since the "critical mass" of general business opportunities in a single location is not present. INDUSTRIAL A small number of industrial land uses exist in the Tri-Communities. Less than 1% of the total land area is devoted to industrial uses. Office furniture manufacturing is the major industrial activity. The Haworth facility in Douglas is located along Blue Star north of Wiley Road . A small industrial area exists along Blue Star in Douglas near Exit 36 that should continue to be developed for light industrial uses. If a large light industrial concern , or industrial office facility were to be interested in a location in the area, the land between 1-196 and 63 rd Street at the northern freeway interchange (Exit 41) should be considered . This land is well-suited for light industrial activities as it could be efficiently served with sewer and water. Moreover, its location near the freeway would provide good visibility for the companies that locate there, along with easy access to the north interchange. Due to its proximity to the freeway, trucking could occur with little impact on residential and commercial uses. The Tri-Communities is located 180 miles from Detroit, 150 miles from Chicago and 36 miles from Grand Rapids along a major interstate highway. This is an advantageous location for small scale, light industrial development. Tri-Commun ity Comprehensive Plan Update June, 2005 10-6 �AGRICULTURAL In the agricultural areas of the Township, farmers are encouraged to farm their land as long as they desire to do so. Should farmers decide to stop farming and develop their lanq , low density single family residential homes in clusters with at least 50% permanently preserved open space should be encouraged to preserve the rural , low density character of the Township. Agriculture is a major contributor to the economy and rural character of the Tri-Communities, providing a contrast with the more intensely developed areas of Saugatuck and Douglas. Agriculture should be continued as long as it is economical to do so. WATERFRONT MIXED USE Most of the non-wetland shoreline in Saugatuck and Douglas has been developed. The balance is in private ownership. The waterfront should continue to be maintained and where necessary, redeveloped with a mix of single and multiple-family residential uses along with waterfront-related commercial developments such as marinas and other ship/shore activities. Condominiums line the shore of Kalamazoo Lake along Lake St. and block a scenic view of the lake. New development along the shore should preserve a view of the lake from the public right-of-way and consist of single family residences . Further, waterfront zoning should be consistent across all three governments. Much of the City's downtown waterfront has an excellent system of interconnected public and private walkways providing shoreline access. This magnifies the attraction of Saugatuck as a tourist haven. Public boat access is more limited, and parking for car and boat trailers is scarce. Private marina space is also limited and expensive. Additional public waterfront properties should be acquired as pocket parks to enhance the recreational potential of the water. The S.S. Kewatin stands as a symbol of the area's shipping history - a local historical landmark. The steamship is moored in Kalamazoo Lake and draws thousands of tourists every year. It should not be allowed to fall into disrepair. If the Kewatin cannot be adequately maintained in the future, then it should be removed so it does not become a blight on the shoreline. Mooring of other large vessels along the Kalamazoo Lake shoreline should be prohibited , as this would block the limited public access to the waterfront. GREENSPACE AND PRESERVE The northwest corner of the Township, along with the most of the land in Saugatuck west of the Kalamazoo Lake should be preserved for public open space and the portion that remains in private ownership should be maintained for low intensity uses (like the art colony and church camp) . The City of Saugatuck has been working with conservation groups since 2003 in an effort to purchase 413 acres of beach and dune land on property formerly owned by shipbuilder Frank and Gertrude Denison. If the Denison property is sold to conservationists, the plan is to add 161 acres on the south side of the Kalamazoo River to the city of Saugatuck's Oval Beach. The 252 acres on the north side of the river would become part of Saugatuck Dunes State Park. The City, Village and Saugatuck Township, where all of the property is located , have stood behind the acquisition. It is in the public's interest for the deal, as it stood during the creation of this Plan, to go through . The Denison property is largely sand dunes with some coastal wetland , and is a haven for at least five populations of rare species. Those species are the pitcher's thistle , a plant listed as threatened both by the state and federal governments, the zigzag , bladderwort and the prairie warbler, Blanchard 's Cricket Frog and the Virginia Meadow Beauty. Tri-Community Comprehensive Plan Update June, 2005 10-7 �The Ox-Bow summer school of art and artist's residency is also located near the City and Township border on a 15-acre campus near sand dunes, marshes, a quiet lagoon, and dense forests. The central hub of the school is a 19th -century inn that houses students and provides space for classes and dining. The campus has been kept largely natural and provides numerous recreational opportunities, such as canoeing, biking, and hiking. As such, the Ox-Bow campus fits nicely with the surrounding greenspace/preserve area denoted on the Future Land Use Map. Similarly, the Presbyterian Church Camp occupies a large dune parcel south of the Oval Beach. While activities at the camp are changing to more year around activities, as long as the overall intensity of use at the site remains low, it is a compatible use. A strong effort should be made to acquire an easement across the camp property for a walking/biking path from Campbell Road in Douglas to the Oval Beach. HIGHWAY BUFFER The Tri-Community area is unique in that it is one of the few areas in Michigan that still has a substantial amount of natural vegetation lining 1-196 and the north section of the Blue Star Highway from the bridge to Exit 41. These forest stands provide noise buffering for abutting land uses and provide for an aesthetically pleasing highway that enhances the character of the community. Retaining and protecting this natural highway buffer even as adjacent properties are developed should be strongly encouraged. John f:\winword\tri-communities\final\Chapter 10 Future Land Use final.doc C:\Evan\Tri Comm Final 6 2 05\Chapter 10 Future Land Use final.doc Tri-Community Comprehensive Plan Update June,2005 10-8 �Chapter 11 ZONING PLAN INTRODUCTION This Chapter opens with a general description of a zoning plan. It is followed by a brief explanation of the relationship between this Joint Comprehensive Pla•1 and the zoning ordinances of the City of Saugatuck, Saugatuck Township, and the City of the Village of Douglas. The intent and key dimensional standards of the zoning districts in each zoning ordinance are briefly described. WHAT IS A ZONING PLAN? A "zoning plan" is another term for a "zone plan" which is used in the Michigan planning and zoning enabling acts. Section 1(a) of the Township Planning Act, PA 168 of 1959, as amended, requires that the comprehensive plan prepared under that act serve as the basis for the zoning plan. Section 7 of the Township Zoning Act, PA 184 of 1943, as amended, requires a zoning plan be prepared as the basis for the zoning ordinance. The zoning plan identifies the zoning districts and their purposes, as well as the basic standards proposed to control 'the height, area, bulk, location, and use of buildings and premises in the Township. It must be based on an inventory of conditions pertinent to zoning in the township and the purposes for which zoning may be adopted (as described in Section 3 of the Township Zoning Act). Section 6 of the Municipal Planning Act, PA 285 of 1931, as amended, calls for a plan that includes a zoning plan for the control of height, area, bulk, location and use of buildings and premises in the City or Village. Section 1 of the City and Village Zoning Act, PA 207 of 1921, as amended, requires that land development regulations and zoning districts created through the act be made in accordance with a plan. This Plan fulfills that purpose for the City, Village and Township. RELATIONSHIP TO JOINT COMPREHENSIVE PLAN This Joint Comprehensive Plan sets forth the vision, goals and policies for growth and development in the City of Saugatuck, Saugatuck Township, and the City of the Village of Douglas for approximately the next twenty years. It includes a specific strategy for managing growth and change in land uses and infrastructure in the Tri-Communities over this period, and will be periodically reviewed and updated at least once each five years. This chapter presenting the Zoning Plan, along with the rest of the relevant parts of this Comprehensive Plan, is intended to guide the implementation of and future changes to the zoning ordinances of each jurisdiction. Existing permitted uses of land, including density, setbacks and other related standards are as established in each zoning ordinance. DISTRICTS AND DIMENSIONAL STANDARDS Following are the general purposes and characteristics of zoning within the City of Saugatuck, Saugatuck Township, and the City of the Village of Douglas. The specific purposes of each jurisdiction's individual zoning districts and permitted land uses are listed in the specific district provisions of their respective zoning ordinances. The Section references indicate where detailed ordinance language for each district is located within each zoning ordinance. Tri-Community Comprehensive Plan Update June,2005 11-1 �CITY OF SAUGATUCK Commercial Districts The. following zoning districts Section 155.023 Section 155.024 Section 155.035 Section 155.036 Section 155.037 Section 155.038 Section 155.039 are considered "commercial districts." Ll-1 Blue Star District C-1 City Center Commercial District C-4 Resort District C-2 Water Street Commercial District C-2 Water Street East District C-2 Water Street North District C-2 Water Street South District The basic purpose of these districts is to provide opportunities for regulated commercial or office activities serving both local and tourist markets. Minimum lot sizes range from one-quarter acre to one acre in size in the Ll-1 Blue Star District, which serves as a transitional zone between residential and commercial districts. The C-1 City Center Commercial District is designed to promote and preserve the Central Business District character of the city and permits intense retail and commercial uses. The C-4 Resort District provides compatible zoning for existing and future hotels, motels, and bed and breakfasts. The C-2 Water Street Commercial Districts provide an area for waterfront retail and commercial land use, provide for a less intense commercial use than the City Center District and promote visual access to the Kalamazoo River. Residential Districts The following zoning districts Section 155.025 Section 155.026 Section 155.029 Section 155.030 Section 155.032 Section 155.033 Section 155.034 Section 155.039 are considered "residential districts." C-4 City Center Residential District R-1 Community Residential District R-2 Lake Street District R-1 Maple Street (MS) District R-1 Park Street North District R-1 Park Street South District R-1 Park Street West District R-3 Multi-Family Residential District The principal purpose of these districts is to provide for a range of residential dwelling types at various densities within individual zones tailored for specific uses. Minimum lot sizes range from 8,712 square feet to 21,780 square feet. The C-4 City Center District is a transitional zone intended to serve as a buffer between the high intensity City Center Commercial District and the low intensity Community Residential zone. It is not intended to be static but rather to adjust with the development needs of the community. The R-1 Community Residential District is designed to protect and promote low density singlefamily residential uses and development in the city. The objective of the R-2 Lake Street District is to enhance low density single-family land use and promote visual access to the Kalamazoo River. The R-1 Maple Street District promotes single-family residential land use in a low density setting and preserves the rural character of the district and its natural resources. The R-1 Park Street North and South Districts are designed to preserve and protect residential water front land uses along Kalamazoo Lake and River, while the R-1 Park Street West District protects the natural environmental features of the area such as dunes and open spaces through the encouragement of larger lots. Density in this District is intended to be less dense than other residential districts in the city to preserve the character of the land in the District. Tri-Community Comprehensive Plan Update June,2005 11-2 �Cultural/Community District The following zoning district is considered a "cultural district." Section 155.028 Cultural/Community District • The purpose of this district is to provide for development of cultural and community facilities. The range of uses provided for by this district is intended to further enhance the social, cultural and economic synergy of the City's downtown area. Any development in this district must include Community Center and Cultural/Performing Arts components. Conservation and Recreation District The following zoning district is considered a "conservation and recreation district." Section 155.027 Conservation and Recreation District This District is designed to maximize preservation of existing environments by permitting only low density residential uses. It is a restrictive zone, intended to permit development after in-depth review in order to protect and enhance the natural resources, amenities natural habitats of wildlife, public recreation areas and to protect public health, safety and welfare. The purpose of this District is to provide a natural undeveloped area for the benefit of public recreation and utilization by large numbers of residents and visitors. The minimum lot size for single family residences is 2 acres; however, the maximum lot coverage is 15%. At the time this Plan was being formulated, the City Planning Commission was going to prepare a special subarea plan for the Oxbow Peninsula. Some changes to this Plan and to the City Zoning Ordinance may be necessary at the conclusion of the preparation of that Plan. Mixed Use District The following zoning district is considered a "mixed use district." Section 155.031 Neighborhood Marine District The purpose of the Neighborhood Marine District is to promote utilization of the waterfront property with mixed residential and commercial land uses. The goal of the District is to encourage larger lot development in order to preserve and protect visual access to the waterfront. Land uses in the District that emphasize water access and usage are desired after appropriate review. The minimum lot area within this district is 17,424 square feet. Tri-Community Comprehensive Plan Update June,2005 11-3 �Table 11-1 City of Saugatuck Zoning District Regulations R4 City Center Res. R1 Community Residential R2 Lake Street R1 Maple Street R1 Park Street North R1 Park Street South R1 Park Street West R3 MultiFamily Residential Ll-1 Blue Star C1 City Center Commercial C4 Resort C2 Water Street C2 Water Street East C2 Water Street North C2 Water Street South Conservation & Recreation Cultural/ Community Neighborhood Marine s.f. Minimum Lot Area Minimum Lot Width Maximum Lot Coverage Front Setback Side Setback Rear Setback Maximum Building Height 8,712 s.f. 66 ft. 25% 25 ft. 7 ft. 10 ft. 28 ft. 8,712 s.f. 66 ft. 25% 25 ft. 7 ft. 10 ft. 28 ft. 8,712 s.f. 66 ft. 25% 25 ft. 10 ft. 25 ft. 28 ft. 15,000 s.f. 80 ft. 25% 50 ft. 10 ft. 10 ft. 28 ft. 8,712 66 ft. 25% 50 ft. 10 ft. 10 ft. 28 ft. 15,000 s.f. 100 ft. 25% 50 ft. 10 ft. 10 ft. 28 ft. 21 ,780 100 ft. 25% 50 ft. 10 ft. 25 ft. 28 ft. 15,000 s.f. 80 ft. 25% 50 ft. 10 ft. 10 ft. 28 ft. 1 acre 150 ft. 25% 50 ft. 15 ft. 25 ft. 35 ft. N/A 66 ft. N/A 0 ft. 0 ft. 0 ft. 28 ft. 15,000 s.f. 66 ft. 50% 15 ft. 10 ft. 10 ft. 28 ft. N/A 132 ft. N/A 0 ft. 0 ft. 15 ft. 28 ft. N/A 66 ft. N/A 0 ft. 7 ft. 10 ft. 28 ft. N/A 66 ft. N/A 0 ft. 0 ft. 0 ft. 28 ft. N/A 132 ft. N/A 0 ft . 10 ft. 15 ft. 28 ft. 2 acres 200 ft. 15% 100 ft. 50 ft. 50 ft. 28 ft. 50,000 s.f. 198 ft. 60% 25 ft. East-1 Oft. West-0 ft. 0 ft. 28 ft. 17,424 s.f. 132 ft. 35% 25 ft. 10 ft. 15 ft. 28 ft. =square feet, ft. =feet SAUGATUCK TOWNSHIP Rural Districts The following zoning districts are considered "rural districts." Section 40-136 A-1 Agricultural Zoned District Section 40-181 A-2 Rural Open Space Zoned District The A-1 Agricultural Zoned District is that area of the township where farming, dairying, forestry operations and other similar rural-type land uses exist and should be preserved Tri-Community Comprehensive Plan Update June,2005 11-4 �and/or encouraged. Large vacant areas, fallow land and wooded areas are included. The A-2 Rural Open Space Zoned District is that area of the township where crop farming and forestry operations and other similar rural uses exist and should be preserved and/or encouraged, while providing opportunities for residential development • at overall densities which reflect a more rural living environment than may be provided in other residentially zoned districts in the township. The minimum lot area for parcels in both districts with dwelling units or non-farming units is 2 ½ acres. Residential Districts The following zoning districts Section 40-226 Section 40-271 Section 40-316 Section 40-328 are considered "residential districts." R-1 Residential Zoned District R-2 Riverside Residential Zoned District R-3 Lakeshore Residential Zoned District R-38 Lakeshore Transition Zoned District The R-1 Residential Zoned District is that area of the township where predominantly single- and two-family dwellings, together with a minimum of other residentially related facilities and activities primarily of service to the residents in the area, should be preserved and/or encouraged. The R-2 Riverside Residential Zoned District is that area of the township bordering the Kalamazoo River and its tributaries where controls are placed upon the use and development of areas adjacent to such river and its tributaries within the township and upon construction activity within such river and its tributaries. The R-3 Lakeshore Residential Zoned District is that area of the township where controls are placed upon the use and development of areas adjacent to the shoreline of Lake Michigan so as to preserve the shoreline as a natural resource to prevent and/or control erosion and to maintain the aesthetic qualities of the area. The new R-38 Lakeshore Transition Zoned District accommodates moderate densities of new residential growth and requires development to incorporate significant elements of preserved open space. Minimum lot sizes range from half an acre to one and a half acres within the Township's residential districts. Commercial Districts The following zoning districts Section 40-366 Section 40-416 Section 40-466 are considered "commercial districts." C-1 General Commercial Zoned District C-2 Local Commercial Zoned District C-3 Interchange Commercial Zoned District The C-1 General Commercial Zoned District was established to accommodate businesses desiring to take advantage of the area's seasonal traffic patterns. It provides diverse corridor locations for businesses that cater directly to tourism and peak travel associated with an increased summertime population. The C-2 Local Commercial Zoned District was established to provide areas in which the Principal Uses of the land are devoted to businesses serving the day-to-day needs of the local, nontransient population. This district allows a wide range of service and retail uses, but is not designed to support large commercial operations or those specifically oriented toward the tourist or regional trade. The C-3 Interchange Commercial District is located near the freeway interchanges along major arterials. It was established to provide areas for specialized sales, service and hospitality businesses that cater to highway travelers. The C-3 Districts primarily serve regional markets and are vehicle oriented in terms of their dependence upon high visibility and proximity to automobile traffic. Minimum lot sizes range from 65,000 square feet to 120,000 square feet. Tri-Community Comprehensive Plan Update June,2005 11-5 �The Township Planning Commission will review the current area zoned commercial on north Blue Star Highway with an eye to possibly making the following changes: • dropping the uniform 500' width of the commercial district to instead conform with parcel boundaries of properties that front on Blue Star Highway; • possibly adjusting the range of commercial uses permitted so as to not unintentionally promote duplication of businesses and services already adequately being provided in the City or Village. • possibly adjusting provisions that permit mixed commercial and residential use to provide a wider range of mixed uses and encourage more residential and less commercial use than present zoning permits. Industrial District The following zoning district is considered an "industrial district." Section 40-521 1-1 Industrial Zoned District The 1-1 Industrial Zoned District is designed to accommodate those manufacturing, assembling and fabricating businesses and related commercial activities or uses which are not likely to cause adverse effects or nuisance to adjoining properties. The minimum lot size for the 1-1 district is 30,000 square feet. Table 11-2 Saugatuck Township Zoning District Regulations A-1 Agricultural A-2 Rural Open Space R-1 Residential R-2 Riverside Residential R-3 Lakeshore Residential R-3B Lakeshore Transition Residential C-1 General Commercial C-2 Local Commercial C-3 Interchange Commercial 1-1 Industrial s.f. Minimum Lot Area Minimum Lot Width Maximum Lot Coverage Front Setback Side Setback Rear Setback Maximum Building Height 2 ½ acres 165 ft. 30% 40-50 ft. 10-15 ft . 30-50 ft. 35 ft . 2 ½-5 acres 20 ,00040,000 s.f. 30,00065,000 s.f. 150 ft. 30% 40-50 ft. 10-15 ft. 30-50 ft. 35 ft. 100-125 ft. 25% 40-50 ft. 10-15ft. 30-50 ft. 35 ft. 100-150 ft. 25% 40-50 ft. 10-15 ft. 30 ft/75 ft. from River 35 ft. 20,000 s.f. 100 ft. 25% 40-50 ft. 10-15 ft. 30 ft. 35 ft . 30,000 65,000 s.f. 100-150 ft. 25% 40-50 ft. 10-15 ft. 30-50 ft. 35 ft. 85,000 s.f. 250 ft. 40% 70 ft. 20 ft. 20-50 ft. 35 ft. 65,000 s.f. 200 ft . 40% 70 ft. 20 ft. 20-50 ft. 35 ft. 120,000 s.f. 300 ft. 40% 70 ft. 30 ft. 30-50 ft. 35 ft. 30,000 s.f. 100 ft. 50% 75 ft. 15 ft. 25 ft. 35 ft. =square feet, ft. =feet Tri-Community Comprehensive Plan Update June, 2005 11-6 �CITY OF THE VILLAGE OF DOUGLAS Residential Districts The following zoning districts are considered "residential districts." •section 4.01 R-1 Residential District Section 5.01 R-2 Residential District Section 6.01 R-3 Neighborhood Conservation District Section 7.01 R-4 Harbor Residential District Section 8.01 R-5 Multiple Family District Section 9.01 R-6 Mobile Home Park District The principal purpose of these districts is to provide for a range of residential dwelling types at various densities within individual zones tailored for specific uses. Minimum lot sizes range from 7,920 square feet to 20,000 square feet. Generally, where public sewer service is provided, the minimum lot size is 7,920 square feet; otherwise, minimum lot sizes range from 15,000 square feet to 20,000 square feet. The general intent of these districts is to provide opportunities for new residential development in a manner consistent with existing residential uses in the area, and which makes efficient use of Village sewer and water service, and that preserves the traditional character of the Village. Commercial Districts The following zoning districts are considered "commercial districts." Section 10.01 C-1 Village Commercial District Section 10.10 C-1A Village Center Commercial District Section 11.01 C-2 General Commercial District Section 11.10 C-2A Special Commercial District The C-1 Village Commercial District is intended to provide for retail and service establishments on Center Street west of Blue Star Highway and is designed to promote automobile-oriented shopping with on-site parking. The C-1A Village Center Commercial District provides for small retail and service establishments designed to promote convenient pedestrian shopping and stability of retail development by encouraging a contiguous frontage and preserving the traditional character of the Village center. The C2 General Commercial District provides for retail and service establishments which meet the general consumer needs of the Village, while the C-2A Special Commercial District provides for commercial uses along with highly restricted light industrial uses. Minimum lot sizes range from 4,000 square feet to 30,000 square feet. Industrial District The following zoning district is considered an "industrial district." Section 12.01 L-1 Light Industrial District This District provides for a variety of light industrial uses, including manufacturing, processing and assembling establishments. The basic purpose of the L-1 District is to provide suitable locations for high tech and light industrial development with minimum lot sizes of one half acre. Public Lands District The following zoning district is considered a "public lands district." Section 13.01 PL Public Lands District Tri-Community Comprehensive Plan Update June,2005 11-7 �The purpose of the Public Lands District is to provide adequate land resources for the purposes of administering and performing necessary public services by the City of the Village of Douglas and other public agencies. Land in this zoning district is intended sol~ly for public buildings and uses. The minimum lot size is 20,000 square feet. Table 11-3 City of the Village of Douglas Zoning District Regulations Minimum Lot Area R-1 Residential R-2 Residential R-3 Neighborhood Conservation R-4 Harbor Residential R-5 Multiple Family R-6 Mobile Home Park C-1 Village Commercial C-1A Village Center Commercial C-2 General Commercial C-2A Special Commercial L-1 Light Industrial PL Public Lands 12,000 s.f wl sewer; otherwise 15.000 s.f 7,920 s.fwl sewer; otherwise 15,000 s.f SF: 7,920 s.f wl sewer; 15,000 s.f wlo sewer TF: 15,000 s.f SF: 7,920 s.f TF: 10,000 s.f MF: 20,000 s.f SF: 7,920 s.f. TF: 15,000 s.f MF:20,000 s.f Minimum Lot Frontage Max. Lot Coverage Front Setback Side Setback Rear Setback Max. Building Height 100 ft. 35% 35 ft. 7 ft.I 18 ft. comb 25 ft. 28135 ft.* 75 ft. 35% 35 ft. 7 ft .I 18 ft. comb 25 ft. 28135 ft.* SF: 66 ft. TF: 100 ft . 35% 25 ft. 7 ft./ 15 ft. comb 25 ft. 28135 ft.* 35% 25 ft. 35 ft. 28135 ft.* 35% SF: 35 ft. TF: 35 ft. MF: 25 ft. SF: 66 ft. TF: 80 ft. MF: 100ft. SF: 66 ft. TF: 80 ft. MF: 100 ft SF: 7 ft./15 ft. TF: 7 ft./15 ft. MF: 20 ft./20 ft. SF: 7 ft./18 ft. TF: 7 ft./15 ft. MF: 20 ft./25 ft. SF: 25 ft. TF: 25 ft. MF: 50 ft. 28135 ft.* Min . 10 acres per park NIA 60% NIA NIA NIA 28135 ft.* 6,600 s.f. 50 ft. 80% 25 ft. 5 ft./ 10 ft. comb 5-25 ft. 28135 ft.* 4,000 s.f. 20 ft. 80% 0 ft. 5 ft./ 10 ft. comb 5-25 ft. 28135 ft.* ½acre 100 ft. 50% 10 ft. 5 ft./ 10 ft. comb 5-25 ft. 28135 ft.* 30,000 s.f. 150 ft. 50% 25 ft. 15 ft./ 25 ft. comb 25-35 ft. 28135 ft.* ½acre 100 ft. 50% 25 ft. 15 ft./ 25 ft. comb 15-25 ft. 45 ft. 20,000 s.f. 100 ft. 35% 40 ft. 15 ft. 25 ft. 28135 ft.* SF = Single Family, TF = Two Family, MF = Multi-Family, s.f. = square feet, comb = combined, Ft.= feet *MAX BUILDING HEIGHT IS 28 FT. MEASURED FROM THE AVG. GRADE OF THE FRONT ELEVATION TO EXCEED 35 FT. WHEN MEASURED FROM THE AVERAGE GRADE OF THE STRUCTURE. AND NOT PLEASE REFER TO VILLAGE ZONING ORDINANCE FOR DETAILS WHICH MAY AFFECT THE APPLICATION OF ABOVE STANDARDS . John f:\winword\tri-communities\final\CHAPTER 11 Zoning Plan final.doc C:\Evan\Tri Comm Final 6 2 05\CHAPTER 11 Zoning Plan final.doc Tri-Community Comprehensive Plan Update June, 2005 11-8 �Chapter 12 INTERGOVERNMENTAL COOPERATION INTRODUCTION This chapter briefly examines several intergovernmental cooperation issues. First are issues related to the Tri-Communities. Second are issues related to land use policies of jurisdictions abutting Saugatuck Township. TRI-COMMUNITY INTERGOVERNMENTAL COOPERATION ISSUES This Plan serves to guide the City of Saugatuck, City of the Village of Douglas, and Saugatuck Township in their efforts to manage land , cultural and community resources. All three communities participated in creation of the Plan; all three will benefit by implementing the Plan; and all three communities are responsible for the Plan's implementation. Following are five recommendations to guide implementation. 1. The completion of this second joint Plan recognizes the importance of the milestone in the intergovernmental relations between Saugatuck, Douglas and Saugatuck Township that began with the creation of the first joint Plan in 1989. However, it should also be viewed as only one stage in an ongoing planning process. Constantly changing social and economic trends will require periodic updating or amendments to this Plan, which should be revisited at least every five years. When updated more frequently, the effort is usually not as extensive. Revisions to the Future Land Use Map in Chapter 10 should be made whenever it no longer serves as a useful guide and support for land use decision making. The same is true of the policies portion of the Plan. 2. While the Tri-Community Planning Committee that was set up to develop this Plan expects to disband upon completion of the Plan, it is recommended that a Joint Planning Committee (3 representatives from each community) be established to serve as a coordinating and oversight body to insure that the proposals in this Plan are implemented and that any actions of a single entity contrary to this Plan do not go unchallenged. If special committees such as the joint Harbor and Waterfront Committee are created, they should be formally included in the arrangement; otherwise, their functions should be absorbed by the Joint Planning Committee. The Joint Committee should meet at least quarterly or at the call of the chairperson and report its minutes promptly to the governing body and Planning Commission of each member jurisdiction. 3. This Plan is intended to serve each jurisdiction singly and the three communities together. The credibility of this Plan will depend on whether the subsequent actions of individual local governments are consistent with it. It could and should be modified as necessary upon approval by the planning commission and the governing body proposing modifications relating to provisions affecting future land use, planning, and zoning located within the geographical area of that governmental entity. All amendments and changes of this Plan should be reviewed by the Joint Planning Committee and the individual Planning Commissions to provide input, until such time as a Joint Planning Commission is formed-if the communities do so. Tri-Community Comprehensive Plan Update June, 2005 12-1 �Photo 12-1 The Spirit of Cooperation is Important to the Tri-Communities Source: Felicia Fairchild, Saugatuck Douglas Visitors and Convention Bureau In the end however, since the individual communities will carry the primary burden of implementation. it is important to review the basic tools they have to undertake the substantial tasks laid out in this Plan. In addition to regulatory tools, capital facilities, and management tools, there are also a host of funding sources that may be available to assist with particular projects. It is almost always safe to say that joint proposals involving two or more jurisdictions have a greater chance of receiving funding in competitive grant situations than any one of the communities alone. As a result, the TriCommunities are encouraged to work together in their efforts to secure financial assistance to implement the proposals in this Plan. 4. Three separate jurisdictions control land use in the Tri-Community area and now that it is legal to create a Joint Planning Commission (PA 226 of 2003, MCL 125.131 et seq.) this Plan recommends seriously exploring the pros and cons of creating a Joint Planning Commission and single Zoning Ordinance for the Tri-Communities. Until this is thoroughly examined, there will only be supposition and conjecture to guide discussion on this important topic. Perhaps there will be cost and time efficiencies to both communities and applicants, perhaps there won 't, perhaps there will be no loss of "local control," perhaps there will. These are important issues that deserve a careful examination as one of the first steps in implementing this Plan . 5. The public opinion survey revealed a slight majority would favor creation of a single consolidated unit of government if there were demonstrable fiscal benefits. This is up considerably from public opinion fifteen years ago. Without a formal study, the issue will always lie just below the surface and may prevent taking advantage of important opportunities that could come along in the future. Similarly, it may reveal a dearth of practical benefits and the idea may be put to bed. But without a formal analysis, the pros and cons will never be known. ADJOINING JURISDICTION ISSUES In addition to cooperation among the Tri-Communities, there will need to be continued cooperation with adjoining jurisdictions. The Tri-Communities are surrounded by Laketown Township to the north, Manlius Township to the east and Ganges Township to the south. Filmore Township is diagonally northeast of Saugatuck Township and Clyde Tri-Community Comprehensive Plan Update June,2005 12-2 �Township diagonally to the southeast. Lake Michigan is to the west of the TriCommunities. The above-mentioned communities were each asked to provide master plans and zoning ordinances at the start of the Plan update process and the documents provided were reviewed for content that might affect the Tri-Communities. Future Land Use Plans from the communities that provided them date from the early 1990s. Filmore Township and Ganges Township did not provide copies of their plans or zoning ordinances. A composite Allegan County zoning map prepared by the Allegan County Geographic Information System (GIS) Department was used to evaluate the potential for land development in those communities. ~ All of the surrounding townships are relatively undeveloped and rural, especially in the border areas. All of the plans provided by neighboring jurisdictions cite the preservation of rural character as a primary goal, which is also a goal of the Tri-Communities. The adjacent communities state in their plans that they intend to accomplish this goal through zoning to limit residential density to a range of from about 1 dwelling unit per acre to 1 dwelling unit per nearly 40 acres, and by strictly limiting the amount of commercial and industrial development permitted. The adjacent community plans generally express the belief that commercial and industrial land uses do not contribute to rural character, do not protect environmental quality, and that existing and planned infrastructure could not accommodate it. Unfortunately, full development at 1 dwelling unit per acre also does not retain the degree of naturalness that residents of surrounding townships describe as rural character, and so dramatic change can occur around Saugatuck Township with the settlement of large areas at a higher-than-envisioned density. This will also place further public service demands on the Tri-Communities as those populations travel to or through Saugatuck/Douglas for shopping and recreation, and will further diminish the natural regional landscape character residents of the Tri-Communities favor. Adjacent communities may want to follow the lead of Saugatuck Township in performing a buildout analysis to examine the relationship between existing zoning and the likely as opposed to desired ultimate population of the community. This may lead to further refinement of zoning and related policy that does result in greater preservation of rural character. Alternatively, they may wish to encourage landowners in their community to participate in Purchase of Development Rights (PDR) or Transfer of Development Rights (TOR) programs, or other conservation easement programs. The preservation of agriculture as an economic activity was also a goal of several of the surrounding communities. It is uncertain if, in the years since the plans were prepared, preservation of agricultural activity remains as important. In Saugatuck Township, public sentiment appears to be shifting from the protection of agriculture to the protection of open space, whether or not that includes agricultural activity. It is possible that residents in adjoining jurisdictions may also have shifted their preference in a similar direction, although perhaps to a lesser degree as agriculture appears to remain more active in the adjacent communities. Agricultural activity needs to be examined in the larger regional context, as Allegan County is an important agricultural producer in Michigan. • Portions of the Allegan State Game Area lie about a mile east from Saugatuck Township, and about two miles south, with the remainder of it extending up to a dozen miles beyond to the east and southeast. The Game Area is protected, undeveloped land in public ownership, managed for public recreation, including hunting, fishing, wildlife viewing and hiking. The Kalamazoo River passes through the Game Area before reaching the Tri-Communities. The Game Area is an important regional open space that also serves the Tri-Communities, and could be a valuable part of a regional greenspace Tri-Community Comprehensive Plan Update June, 2005 12-3 �system and a popular destination for trail connections. As the Tri-Communities plan for greenspaces and bicycle trails they should consider links to the Game Area. While surrounding communities generally discourage industrial and commercial uses, there are a few industrial sites adjacent to Saugatuck Township. One is in Section 12 of Manlius Township and the other is along M-89 in Ganges Township. Immediately across M-89 from Saugatuck Township in Ganges Township, there is significant road frontage zoned industrial and commercial, which could, if fully developed as zoned, impact the land in the southern portion of Saugatuck Township that is zoned very low density residential. Saugatuck Township should encourage Ganges Township to guide development of those properties in a manner that lessens the impact on Saugatuck Township, or to reduce the area zoned industrial and commercial. As zoned, a strip of industrial and commercial uses could develop, which could create traffic safety and congestion problems along M-89. Clustered commercial and industrial development, with managed access could result in development of that area of Ganges Township with fewer negative impacts on both communities. Just to the south of Saugatuck Township is Hutchins Lake, which straddles the border between Ganges and Clyde Townships. While a small lake, it has substantial residential development surrounding it, and there is concern about nutrient pollution entering the lake. A portion of the Hutchins Lake watershed lies in Saugatuck Township and Clyde Township states in its plan that Saugatuck Township should participate in a Hutchins Lake watershed overlay zone to protect water quality. Saugatuck Township is interested in coordinating protection activities with Clyde Township for Hutchins Lake. Photo 12-2 Kalamazoo River Water Quality is a Shared Responsibility of the Tri-Communities and Other Adjacent Jurisdictions Source: Aaron Sheridan The Kalamazoo Lake Water and Sewer Authority has an agreement with Laketown Township to provide public water service in excess of what it currently receives. While water lines extend only a short distance into Laketown Township, the water capacity available to Laketown Township could result in a greater amount or density of development just across the boundary from northern Saugatuck Township than would be possible without this service. The Tri-Communities, all members of the KLWSA need to Tri-Community Comprehensive Plan Update June,2005 12-4 �work together with Laketown Township to make sure that the capacity available to Laketown is used in ways that compliment land uses in the northern end of Saugatuck Township . The• Kalamazoo River flows into the Tri-Communities from Manlius Township and many other communities upstream. Activities in the Kalamazoo River watershed influence the quality of river water when it reaches Saugatuck and Douglas. While parts of the Kalamazoo River are designated as Natural River, and sections flow through the Allegan State Game Area, both of which provide some degree of protection for the River, past activities and a lack of clean-up of polluted sediments lowers the water quality of the River in the Tri-Communities . The Tri-Communities should take an active role in continuing to push for proper clean-up of the upper reaches of the Kalamazoo River, as well as working with those communities to implement best management practices that would help prevent sedimentation of the River and other types of pollution. The TriCommunities may also want to seek the reestablishment of a water quality monitoring station in Kalamazoo Lake. Since a lack of funding for such a station is likely why it was removed, the Tri-Communities may want to consider funding their own monitoring station in order to keep track of potential contaminates that come from upstream. John f:\winword\tri-communities\final\CHAPTER 12 INTERGOVERNMENTAL COOPERATION final.doc C:\Evan\Tri Comm Final 6 2 05\CHAPTER 12 INTERGOVERNMENTAL COOPERATION final 6 2 05.doc Tri-Community Comprehensive Plan Update June,2005 12-5 �Chapter 13 STRATEGIES FOR IMPLEMENTATION INTRODUCTION The previous twelve chapters have presented background information, analysis, goals, and policies, associated with a generalized Future Land Use Map to guide decisions on land use, capital improvement and intergovernmental issues for the next twenty years. There are many explicit and implied recommendations. There is more to pursue than can be undertaken all at once. Yet, the initiatives proposed in this Plan will not implement themselves. It will take continued support and commitment for many years. The first section of this chapter examines ingredients for successful Plan implementation. The second section focuses on key recommendations that should be given priority for implementation. There are also some policies that are much more important than others to always keep in mind when decisions are being made. The third section presents a brief description of key strategies that must be pursued at every opportunity in order to successfully implement this Plan. ELEMENTS OF SUCCESSFUL PLAN IMPLEMENTATION Central Ingredients The central ingredients to successful Plan implementation will be: • Commitment by the Joint Planning Committee, each Planning Commission, the City Council, the Village Council, the Township Board of Trustees and staff of the each jurisdiction . • A citizenry better educated on the vision in this Plan. Information about desired residential development patterns, the fiscal and land use constraints of extending urban services, property rights, open space preservation, natural resource protection and new tools to improve and then sustain the quality of life in the TriCommunities need to reach citizens or they may not understand why and how local decision-making is directed to implementing this Plan. Focusing on Priorities As the body principally responsible for preparing and maintaining a land use plan for a community, but one which also has substantial responsibilities in review of proposed developments for zoning compliance, it is easy for a Planning Commission to become distracted with ongoing tasks or ad hoc, controversial issues. Still, the Commission needs to prioritize its tasks relative to implementation of this Plan. Time needs to be set aside for high priority items. These include the preparation of an annual report and work program for the next year, drafting updates to the Zoning Ordinance, assisting with the preparation of a capital improvement program, and the five-year Plan update. These are discussed below. • Annual Tasks An annual report on all activities undertaken by each Planning Commission with a special focus on actions taken to implement the Plan should be made to the governing body. A proposed work program that identifies priorities and projected expenses for the next year should also be prepared and submitted in time to be included in the annual Tri-Commun ity Comprehensive Plan Update June, 2005 13-1 �budget process. The Planning Commission should also assist the governing body with the preparation and annual updating of a capital improvement program. Each of these activities are prescribed by the Municipal Planning Act and/or the Township Planning Act. • PRIORITY RECOMMENDATIONS TO BE IMPLEMENTED Neither a new Joint Planning Committee nor the individual Planning Commissions can be expected to implement all of the measures listed in this Plan alone. Many of these can only be accomplished with support from the respective governing bodies and with help from other agencies or groups. It is essential that discussions bElgin with each of these entities so that they understand the goals, find agreeable common ground where there are differences and obtain a commitment to a common action. All Three Jurisdictions Together • Public acquisition of the Denison property on both sides of the Kalamazoo River is the top priority for the Tri-Communities. • Protection and maintenance of the Kalamazoo River and Lake Michigan, including protection of water quality and dredging of Kalamazoo Lake (which requires selection of a spoils site and petition to the U.S. Army Corps of Engineers for project approval and funding assistance). Governing Body Priorities The following activities should be the key priorities of the governing bodies of the City of Saugatuck, City of the Village of Douglas and Saugatuck Township: • Creation and support of a continuing1Joint Planning Committee per the recommendation in Chapter 12. • Support the efforts of the Joint Planning Committee and each Planning Commission to implement this Plan. • Authorize and give serious consideration to the findings of a special study of the pros and cons of creating a Joint Planning Commission to serve all three jurisdictions and a single joint Zoning Ordinance per the recommendation in Chapter 12. • Consider initiating a study to determine the benefits/feasibility of consolidating the three governments. Planning Commission Priorities The following activities should be the key priorities of the Joint Planning Committee and each Planning Commission for the next five years: • Enlist the support and involvement of residents to achieve community goals and educate the public regarding the benefits of growth management and the vision, goals and policies of the updated Comprehensive Plan. • Inform through newsletters and periodic town meetings. • Post draft documents on the web and ask for review and comment. • Review all current ordinances or regulations to note those sections that are not in conformity with the plan and make public the results of that review, whether in a report or such other manner as the commission deems appropriate, which will form a baseline document against which to measure progress. • Update the respective Zoning Ordinances to be consistent with this Plan. • Update other land development regulations in each jurisdiction (such as land division and subdivision regulations) as necessary to be consistent with this Plan. Tri-Community Comprehensive Plan Update June,2005 13-2 �• • • • • • • • • • • • • Develop a Tri-Communities Greenspace Plan in conjunction with each Park and Recreation Commission. This Plan would prioritize lands for open space preservation and greenway trails, identify and implement tools for acquisition of title or development rights from willing sellers and set up funding mechanisms for implementation. It would detail how to ensure the establishment of connected open space as abutting properties are developed. Prepare additional sub-area plans to provide greater detail to desired development in each sub-area, such as is being done in Saugatuck for the Oxbow Peninsula, and may be desirable along the waterfront and along Blue Star Highway. Use this Plan in the analysis and review of proposed rezonings, zoning text amendments, site plans, and new or amended master plans of adjoining jurisdictions submitted for statutory review and comment. Closely coordinate land use policies with those of neighboring communities. Share key draft documents with adjoining jurisdictions for review and comment. Be sure to comment on draft documents of adjoining jurisdictions when presented for that purpose. Monitor neighboring jurisdiction and County agency decisions and periodically inform other local governments and the County Board of Commissioners on the status of efforts to implement this Plan. Join efforts with others outside the Tri-Communities to modernize planning and zoning enabling legislation and to authorize or use new tools to better manage growth and preserve open space. Develop and promote design guidelines by the Joint Planning Committee and each Planning Commission that illustrate how to protect rural and scenic character and open space values on private residential, commercial, public and institutional properties. Examples include the design guidelines for the Grand Traverse Bay Region Development Guidebook that illustrates a preferred development approach that protects scenic quality, open space, water quality and sensitive environments. Create residential development standards that set aside open space and employ vegetative buffers along roadsides and where there are sensitive environments, greenways and potential trail and wildlife corridors. These standards should be adopted as part of site plan review, cluster ordinances, conservation subdivision ordinances, site condominium ordinances and planned unit development ordinances. Create an aggressive tree planting and replacement program in all three jurisdictions along all public roads so that a new tree canopy will be in place as the many post-mature trees along public roads die off. Assist with preparation of an annual capital improvements program in each jurisdiction to guide the location of future public facilities consistent with this Plan. At least once each five years, this Plan should be thoroughly reviewed and updated by the Joint Planning Committee and each Planning Commission with support from each governing body. Saugatuck City Specific priority recommendations in the City of Saugatuck include: • Complete preparation of a sub-area plan for the Oxbow Peninsula in cooperation with Saugatuck Township. Tri-Community Comprehensive Plan Update June, 2005 13-3 �• • • • • • Examine zoning along the waterfront with an eye to permitting limited mix use and more public views of the waterfront without increasing building height. Coordinate waterfront zoning changes with those of the City of the Village of Douglas and Saugatuck Township. Establish uniform height standards and maintain side yard setbacks. Where the opportunity exists to acquire property for public parks (even if just pocket parks), do so. Promote marina development on Kalamazoo Lake, especially the remaining undeveloped shoreline, as an approach to improving boating access instead of converting waterfront lands to residential, which would restrict access. Add groundwater and wetland protection to site plan review standards. Photo 13-1 Preparation of an Oxbow Peninsula Sub-Area Plan is Important for Long-term Preservation Photo by Aaron Sheridan City of the Village of Douglas Specific priority recommendations in the City of the Village of Douglas include: • Complete a comprehensive reexamination of zoning district boundaries and permitted uses in a manner consistent with this Plan. • Coordinate waterfront zoning changes with those of the City of Saugatuck and Saugatuck Township. • Establish uniform height standards and maintain side yard setbacks. • Where the opportunity exists to acquire property for public parks (even if just pocket parks), do so. • Add groundwater and wetland protection to site plan review standards . Saugatuck Township Specific priority recommendations in the Township of Saugatuck include: • Examination of the zoning boundaries and appropriate range of permitted uses, including mixed uses of property along Blue Star Highway. Pay special attention to not inadvertently undermining the integrity of existing local businesses in the City of Saugatuck and the City of the Village of Douglas. Tri-Community Comprehensive Plan Update June,2005 13-4 �• • • • • • • Examination of the permitted density in rural residential and agricultural parts of the Township with an eye to possible changes to reduce permitted density or which result in permanent protection of large amounts of open space so that overall development density in these areas is much lower than would occur at buildout under existing zoning . Coordinate waterfront zoning changes with those of the City of Saugatuck and the City of the Village of Douglas. • Establish uniform height standards and maintain side yard setbacks. • Where the opportunity exists to acquire property for public parks (even if just pocket parks), do so. Add groundwater and wetland protection to site plan review standards. Promote marina development on Kalamazoo Lake , especially the remaining undeveloped shoreline, as an approach to improving boating access instead of converting waterfront lands to residential, which could restrict access. Where there are pristine creeks and no public storm water facilities, consider density below 1 dwelling unit (DU)/2.5 acres unless significant mitigation measures are required (more than storm water detention, such as filter traps , cleaning , rain gardens, etc.) Obtain base line traffic counts from the County Road Commission on County Roads. Prepare sub-area plans for the Interstate Highway interchanges. KEY STRATEGIES TO BE IMPLEMENTED While the above priority initiatives are being implemented, the matters that come before planning commissions and governing bodies month-to-month will permit many opportunities to implement key policies in this Plan (see policies in Chapter 1). Following are key strategies that should be implemented at every opportunity through local zoning , subdivision regulations and capital improvement programs. Many may first require updates to existing Zoning Ordinances. Most of the following strategies focus on preservation of the existing character of the Tri-Communities: • Protect the natural environment of the area. • Protect the visual quality of and visual access to the waterfront. • Preserve farmlands that farmers want to preserve. • Continue to support farmers that enroll land in PA 116 or who choose to participate in a county, state or national PDR program. • Promote use of cluster zoning with at least 50% open space in agricultural areas. • Encourage the use of land in accordance with its character and adaptability through the use of appropriate planning and zoning techniques. • Zone land presently used for continued low density/intensity use until utilities are available. • Preserve connected open space with each new development proportionate to the size of the development and the use of adjoining lands. • Do not strip zone or spot zone . • Do not zone land for high intensity use outside existing urban service areas or areas planned for utility expansion within the next few years . • Encourage the majority of new development to locate in areas where public utilities can be most efficiently and cost effective ly provided. • Zone land at densities that promote use of public utilities where they are Tri-Community Comprehensive Plan Update June, 2005 13-5 �• available (usually 4 dwelling units/acre or more). Provide an adequate level of public services and facilities to protect the public health, safety and welfare , and to ensure a high quality of life for residents. • Require connection to public sewer and water wherever feasible. ~ Require the developer to pay for extensions of public sewer and water except the portion of the cost of lines that are oversized for access by other properties. • Use capital improvement programs to provide public services to areas already developed but not presently served, and pay for with special assessments. • Require all new development to have connected streets, sidewalks or trails or planned connections if adjoining land is not developed. Photo 13-2 Preservation of Scenic Viewing Areas is Very Important to Improving Quality of Life as with this Opportunity Along Tannery Creek Photo by Aaron Sheridan • • • Ensure that all new development is of high quality. • Be upfront with developers that nothing less than good design and the use of quality building materials is acceptable. • Provide bonuses for high quality design (increased density, approval for mixed use, fast track approval, etc.) where feasible and not counter to the achievement of other public objectives. Maintain or improve the character and stability of all existing single family neighborhoods and multiple family and manufactured housing communities by: • Adopting and implementing uniform property maintenance codes. • Participating in county low-interest home repair and improvement programs. • Encouraging blocks to create self-help home improvement projects for their neighbors in need. Provide a balanced range of affordable housing types at varying densities. • Ensure more land is zoned for residential use, but presently not used for residential use, in varying densities, where public utilities are present or could be Tri-Community Comprehensive Plan Update June,2005 13-6 �• • • • quickly provided. Encourage high quality commercial development to locate adjacent to existing commercial development and only where planned and zoned for it. • Do not prematurely zone land for commercial use. •• Maintain a range of commercial zones and zone into the classification most compatible with adjoining uses. Reserve land well suited for industrial use and resist rezoning to another classification. Identify and protect important historic structures. • Inventory historic structures and pass and thereafter implemem an historic preservation ordinance. Preserve the capacity and function of the existing arterial and collector streets and minimize the conflicts between their functions by regulating land use, building setbacks, and driveway openings, and where appropriate, by requiring the development of front or rear access service drives. In addition: • Expand access management regulations to be consistent with the Michigan Access Management Guidebook prepared by MOOT for local governments. • Encourage the Allegan County Road Commission to adopt access management regulations. • Keep zoning density very low on land adjoining gravel roads until/unless the road is paved (see How Much Development is Too Much, available from the Huron River Watershed Council). • Keep new housing set back at least 300 feet from the interstate highway and require the planting and maintenance of a very thick vegetative buffer between homes and the highway. Photo 13-3 Maintaining Quality Streets and Preserving their Capacity is Important for Access by Residents and Visitors Photo by Aaron Sheridan • Be sure that all future rezonings are consistent with this Plan and if not when proposed, then the Plan needs to be amended first (can be done concurrently). Tri-Community Comprehensive Plan Update June,2005 13-7 �• Be sure that future zoning text changes related to specific districts (e.g. permitted uses in commercial zones along Blue Star Highway) and other key standards are consistent with this Plan . • John f:\winword\tri-communities\final\CHAPT 13 key strategies final.doc C:\Evan\Tri Comm Final 6 2 05\CHAPT 13 key strategies final 6 2 05.doc Tri-Community Comprehensive Plan Update June,2005 13-8 �BIBLIOGRAPHY Listed below are some of the key reports, studies, plans, and data sources which were used as references in the preparation of this plan. Other data sources are referenced throughout the plan. DEMOGRAPHICS U.S. Census, Current Population Reports, East North Central 1986 Population and 1985 Per Capita Income Estimates for Counties and Incorporated Places, Series P-26, No. 86-ENC-SC (also referenced for economic data). U.S. Census of Population and Housing, 1990-2000, Summary File 3A for Saugatuck, Saugatuck Township, the Village of Douglas, and Allegan County. ECONOMY Michigan Department of Career Development, Office of Labor Market Information - LAUS Data, 2003 Real and Personal Property SEV, 1995-2003, Michigan Department of Treasury, State Tax Commission. • Saugatuck Douglas Convention and Visitors Bureau, Saugatuck Michigan, 2004 The Economic Impact of Travel on Michigan Counties, prepared for the Michigan Travel Bureau by the U.S. Travel Data Center, July 1988. Travel and Tourism in Michigan: A Statistical Profile, First Edition. Research Monograph# I, Michigan State University, Travel, Tourism and Recreation Resource Center, 1986. Michigan Employment Security Commission, Bureau of Research & Statistics, Detroit, Michigan. HISTORY . Joe Armstrong and John Pahl, River & Lake: A Sesquicentennial History of Allegan County, Michigan, published by the 1835 Committee, 1985. National Park Service, U.S Department of the Interior. U.S. Secretary of the Interiors Standards for Rehabilitating Historic Buildings. Michigan Bureau of History, State Historic Sites, 2004. MASTER PLANS City of Saugatuck Comprehensive Plan, prepared by the City of Saugatuck Planning Commission in cooperation with the Saugatuck City Council, with assistance of Planning and Zoning Center, Inc., 1989. Saugatuck Township Comprehensive Plan, prepared by the Saugatuck Township Planning Commission in cooperation with the Township Board of Trustees, with assistance of the Planning & Zoning Center, Inc. , 1989. �,,- • Village of Douglas Land Use Plan, prepared by the Village of Douglas Planning Commission in cooperation with the Village Council, Coastal Zone Management Program, Land and Water Management Division, Department of Natural Resources, and with the assistance of the Planning & Zoning Center, Inc., 1989. Land Use-Village of Saugatuck, prepared by the Saugatuck Planning Commission with the assistance of the West Michigan Regional Planning Commission, 1979. NATURAL RESOURCES Allegan County Drain Commission, 2003. Allegan County Land Information Services, 2004. Lake Michigan Potential Damage Study, US Army Corps of Engineers, 2002. Michigan Groundwater Survey, Michigan Department of Environmental Quality, 2004. Michigan Resource Inventory System Database, Department of Natural Resources, 2004. Soil Survey of Allegan County, Michigan, United States Department of Agriculture, Soil Conservation Service, March 1987. Western Michigan University Geographic Information Systems Department, 2004. Wetland Protection Act 451 of 1994, Michigan Department of Environmental Quality. OWNERSHIP Land Atlas and Plat Book, Allegan County, Michigan, Rockford Map Publishers, Inc., 19871989. Saugatuck Township Plat Book, Township Treasurer's Office, Saugatuck, Township. PUBLIC FACILITIES A Feasibility Study on the Utilization of a Single Ground Storage Reservoir, Saugatuck, Douglas Water System, prepared for Kalamazoo Lake Sewer & Water Authority by Holland Engineering. Inc., January 18, 1983. A Parks and Recreation Plan for Allegan County, Michigan, prepared for Allegan County by Williams & Works, Inc., 1986. Allegan County Solid Waste Plan, prepared for the Allegan County Board of Commissioners and the Michigan Department of Natural Resources by the Allegan County Planning Commission. PA 641 solid Waste Planning Committee and the West Michigan Regional Planning Commission, 1997. EPA Lakewood Management Plan, EPA National Sediment Inventory Program, 2000. .. Facilities Plan for Wastewater, prepared by Williams & Works, April 1976. �- Joint Water Agreement, Kalamazoo Lake Water and Sewer Authority, 2001. Saugatuck-Douglas Area Parks and Recreation Plan, prepared by the Tri-Community Area Parks and ,Recreation Commission, with the assistance of the Saugatuck Public School District, February 1985. Little, Charles, Greenways for America, John Hopkins University Press, 1990. Recreation Plan, prepared by an ad hoc committee of eight representatives of Saugatuck, Douglas, Saugatuck Township and Saugatuck Public Schools, 2002. Saugatuck Township Area Utility Service Study, prepared by Fishbeck, Thompson, Carr & Huber, Inc., March 1988. The Kalamazoo River: Beauty and the Beast. Remedial and Preventative Action Plan for the Kalamazoo River Watershed Area of Concern, Kalamazoo River Watershed Public Advisory Council, 2004. Village of Douglas Water Supply Contamination Problem Evaluation and Recommendations, Wolverine Engineers & Surveyors. Inc., July 1, 1987. Village of Saugatuck Streets and Public Utilities Condition Report, May, 1984. Waterworks Reliability Study for Kalamazoo Lake Sewer and Water Authority, prepared by Fishbeck, Thompson, Carr, & Huber. Inc. , March, 1987. ZONING City of Saugatuck, in cooperation with the Sauguuck-Douglas Convention and Visitors Bureau. Saugatuck 10-Year Strategic Development Plan, 2002. City of Saugatuck Zoning Ordinance, as amended through November, 2004. Saugatuck Township Zoning Ordinance, as amended through November, 2004. Village of Douglas Zoning Ordinance, as amended through November, 2004. OTHER Hartman, David. Tri-Community Public Opinion Survey, 2004 . Michigan Land Use Leadership Council, "Ten Tenents of Smart Growth," Michigans Land, Michigans Future, 2003. Moskowitz, Harvey and Carl Lindbloom, The Latest Illustrated Book of Development Definitions, Rutgers University, 2004, p. 83. Warbach, John and Mark Wyckoff. Grand Traverse Bay Region Development Guidbook. 3 rd Edition. New Designs for Growth and the Traverse Bay Region Chamber of Commerce, 2002. Wyckoff, Mark, Michele! Manning , Kris Closson and Elizabeth Riggs. How Much Development �• is Too Much? Huron River Watershed Council. 2003 . Wyckoff, Mark and Michele Manning. Michigan Access Management Guidebook, Michigan Department, of Transportation, 2001. C:\Evan\Tri Comm Final 6 2 05\REFERENCES.doc • • � 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 Tri-Community_Comprehensive-Plan_2005 Creator An entity primarily responsible for making the resource Tri-Community Planning Committee, Saugatuck City Planning Commission, City of Village of Douglas Planning Commission, Saugatuck Township Planning Commission, Saugatuck City Council, City of Village of Douglas Council, and Saugatuck Township Board of Trustees Date A point or period of time associated with an event in the lifecycle of the resource 2005-06 Title A name given to the resource Joint Comprehensive Plan Description An account of the resource The Joint Comprehensive Plan for the City of Saugatuck, Saugatuck Township, and the Village of Douglas was prepared by the Tri-Community Area Planning Committee, each community's planning commission, the Saugatuck and City of Village of Douglas City Councils, and the Saugatuck Township Board of Trustees, with the assistance of the Planning & Zoning Center, Inc., in June 2005. Contributor An entity responsible for making contributions to the resource Planning & Zoning Center, Inc. (consultant) Subject The topic of the resource Comprehensive plan publications Saugatuck (Mich.) Douglas (Mich.) Saugatuck Township (Mich.) Allegan County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/26aede41999fa21ed73d4210e8ac5066.pdf 1d42bd507117cfdbc1914dac3ed7eb8f PDF Text Text - ~ FROM TH Plann;n E ~IBRARY OF TRI-COMMUNITY Prepared By The Tri-Community Area Joint Planning Committee g&zon;ngC, nter,/, �' JOINT COMPREHENSIVE PLAN CI1Y OF SAUGATUCK, SAUGATUCK TOWNSHIP, AND VILLAGE OF DOUGLAS Prepared by the Tri-Community Area Joint Planning Committee in cooperation with: ,/ Coastal Zone Management Program Land and Water Management Division Department of Natural Resources and with the assistance of: Planning & Zoning Center, Inc. 302 S. Waverly Road Lansing, MI 4891 7 (51 7) 886-0555 November 1989 This document was prepared in part throughfmancial assistance provided by the Olftce of Ocean and Coastal Resource Management, National Oceanic and Atmospheric Administration authorized by the Coastal Zone Management Act of 1972. �The following individuals participated in the preparation of this plan: • JOINT PLANNING COMMITTEE Debra Quade, Linda Kinnamon, Mike Esposito, Margaret Sanford, Teny Burns, Carole Schreckengust. and Frank Pluta. VILLAGE OF DOUGLAS Planning Commission Kendal Showers, Erwin Kasten, Kathy Johnson, Debra Quade, Cheryl Giller, John Haas. Bill Schroeder, Betty Mokma, Philip Walter, and William Campion•. Village Council Mike "Esposito, Embrit Giles, Debra Quade, Kendal Showers, Dean Johnson, George Baker, Pat Shanahan, Joe Brady, William Campion•, and Jane Mayer*. CITY OF SAUGATUCK Planning Commission Cynthia McKean. Ernest Evangelista. Robert Lord, Dan Wilson, Don Wobith, Lloyd Hartman. Richard Crawford. Robert Berger, and Elsie Christenson. City Council Robert Berger. Mark Bekken, David Mocini, James Christenson•. Sue Kurrasch, Richard Crawford. Margaret Sanford. and Linda Kinnaman. • City Manager Laverne Serne SAUGATUCK TOWNSHIP Planning Commission Andy Jager. Frank Pluta. Gene Olsen, Herb Klemm•, Teny Locatls, Rex Felker, Robert Miller, and Jean Vanderberg. Township Board Teny Burns, Carole Schreckengust, Patricia Birkholz. Frank Pluta, Mary Lou Novak, and Tom Murdoch*. [• no longer serving] PLANNING & ZONING CENTER, INC. Sta.ff of Planning & .ZOning Center, Inc. wlw assisted with the preparation of this plan are: Mark A Wyckoff (President). Kristine M. Williams (Community Planner). Timothy J. McCauley (Community Planner/Geographic Information System Specialist), William Bogle (Graphic Artist), Carolyn Freebury (Office Manager). and John Warbach (Environmental Planner). " ; �Table of Contents .1. LIS4' OF FIGURES LIST OF MAPS LIST OF TABLES INTRODUCTION.............................................................................................. i Chapter 1 GOALS. OBJECTIVES & POLICIES: IBE AREAWIDE POLICY PIAN ..................................................................... 1-l Chapter2 DEMOGRAPHICS......................................................................................... 2-1 Chapter 3 IBE ECONOMY............................................................................................ 3-1 Chapter 4 NA'TIJRAL RESOURCES AND IBE ENVIRONMENr. ......... .. ... .. .. .. .. .. ... ...... ..... 4-1 Chapter tJ EXISTING IAND COVER AND USE............................................................... 5-1 Chapter 6 PUBLIC FACILIDES AND SERVICES ............................................................ 6-1 Chapter 7 RECREATION AND OPEN SPACE ................................................................. 7-1 Chapter 8 WA1'ERFRONr.............................................................................................. 8-1 Chapter9 GROWIH AND DEVELOPMENr TRENDS..................................................... 9-1 Chapter 10 Fllfl.JRE IAND USE.................................................................................... 10-1 Chapter 11 INTERGOVERNMENrAL COOPERATION ..................................................... 11-1 Chapter 12 STRA1'EGIES FOR IMPLEMENrATION ......................................................... 12-1 APPENDIX A References APPENDIXB Demographic, Economic and Housing Data APPENDIXC Public Opinion Survey Responses APPENDIXD Soil Types - Tri-Community Area �Tri-Community Comprehensive Plan LIST OF FIGURES TITLE Nill'.aBER 2.1 2.2 2.3 2.4 2 .15 2.6 2.7 2.8 3.1 3.2 3.3 3.4 3.15 3.6 3.7 3.8 4.1 8.1 9.1 9.2 9.3 Age Cohorts (1960 & 1980) - Area Age Cohorts (1980) - Village of Douglas Age Cohorts (1980) -Allegan County Age Cohorts (1980) - City of Saugatuck Age Cohorts (1980) - Saugatuck Township Educational Background in 1980 - Persons 25 and Over, Tri-Community Area Saugatuck Public School Enrollments Grades K-12 Saugatuck Public School Enrollments Elementary and High Schools Employment By Sector in 1980 -Tri-Community Area and Allegan County Average Annual Employment - Tri-Community Area Monthly Employment - Tri-Commnity Area, 1988 Tourism Related Employment. 1988 -Allegan County Real Property SEV. 1988 - City of Saugatuck Real Property SEV. 1988 - Saugatuck Township and Village of Douglas Annual Real Property SEV - Tri-Community Area (1980-1987) Percent In Poverty By Age - Tri-Community Area (1980) Kalamazoo River Basin Linkage Plan Subdivision Trends - Changes From 1954-1984 Retiree Migration Trends Population Trend - Saugatuck Township - - - - -- --- ------ - PAGE 2-1 2-2 2-2 2-2 2-2 2-3 2-4 2-4 3-2 3-4 3-4 3-4 3-5 3-5 3-6 3-7 4-2 8-7 9-2 9-2 9-3 ~ �Tri-Community Comprehensive Plan LIST OF MAPS NUMBER 2.1 4.1 4.2 4.3 4.4 4.!S 4.6 4.7 4. 7a 4.8 4.9 4.10 4.11 4.12 4.13 4.14 4.l!S 5.1 !S.2 IS.3 6.1 6.2 6.3 6.4 6.IS 6.6 7 .1 7 .2 8.1 8.2 8.3 8.4 8.5 8.5a 10.1 10.2 TITLE PAGE School District (note: all maps are found at the end of each Chapter) Topography Watercourses Floodplains Wetlands Basement Limitations Septic Limitations Septic Limitations On-Site Wastewater Limitations Most Suitable Soils Hydric Soils Prime Farmlands Groundwater Vulnerability Water Wells High Risk Erosion Areas Critical Dune Areas Woodlands Land Use/Cover Existing Land Use By Parcel PA 116 and Unique Farmlands Water System Sewer System Gas Mains Street Classifications Act 51 Roads Public Facilities Outdoor Recreation Sites Bike Paths Watersheds No-Wake Areas Saugatuck Harbor Marinas Street Ends/Parks Street Ends/Parks Future Land Use Entry Points �Tri-Community Comprehensive Plan LIST OF TABLES NUMBER 2.1 2.2 2.3 3.1 3.2 3.3 3.4 3.5 3.6 3.7 4.1 4.2 5.1 5.2 6.1 6.2 6.3 6.4 6.5 6.6 6.7 7.1 7.2 7.3 7.4 7.5 7.6 8.1 8.2 8.3 8.4 9.1 9.2 9.3 TITLE Population (1950-1980) Educational Status - Persons 25 and Over School Enrollments - Saugatuck School District Impact of Travel On Allegan County, 1986 Major Employers Employment By Industry - 1980 Employment By Occupation - 1980 Average Annual Unemployment Rate Per Capita Income, Allegan County Income and Poverty Characteristics Tri-Community Area Summary of Relevant Climate Conditions Land Cover Codes for Protected Wetlands Existing Land Use State Historic Sites Non-Park Public Facilities and Public Property Inventory Projected Saugatuck Township Wastewater Flows County Drains Existing Traffic Counts Tons Generated per Day By Land Use Solid Waste Composition Per Capita Waste Generated Summer Recreation Programs Inventory of Outdoor Recreation Parkland Inventory Proposed Recreation Projects - Tri-Community Area Planned Acquisitions/Improvements to Parks and Open Spaces Recreation Needs In The Tri-Community Area 1988 Public Opinion Survey Kalamazoo River Exceedance Flows (1929-1985) Kalamazoo River Water Quality NPDES Permits Issured In The Tri-Commun1ty Area Lake Michigan Lake Levels Rate of Population Change Projected Population - 1970-1980 Trend Projected Number of Households PAGE 2-1 2-3 2-4 3-1 3-1 3-2 3-3 3-6 3-7 3-7 4-1 4-3 5-1 5-2 6-2 6-4 6-5 6-6 6-8 6-9 6-9 7-1 7-2 7-4 7-6 ~ 7-7 7-7 8-2 8-3 8-5 8-5 9-1 9-3 9-3 ~ �9.4 9.5 9.6 9.7 9.8 12.1 Percentage of Population By Density Type New Households By Density Type Future Residential Land Needs Available Acreage By Land Use Type Population 2010 - Build-Out Scenario Under Zoning In Effect Recreation Facilities - Minimum Size ~ 9-4 9-4 9-4 9-4 9-4 12-4 �l INTRODUCTION OVERVIEW The purpose of this Plan is to provide a policy and decision making guide regarding all future land and infrastructure development within the trt-community area. Within the Plan. key planning issues are identified: a clear set of goals and policies are outlined: future land uses are described and mapped: and specific implementation measures are recommended. All future land uses and policies presented in this Plan were developed based on a blending of the natural capability of the land to sustain certain types of development: the important natural functions played by unique land and water resources in the area: the relative future need for residential, commercial, and industrial uses: the existing land use distribution: and the desires of local residents and public officials as expressed through direct interviews a public opinion survey. town meetings, and public hearings. This Plan was prepared by the Planning & Zoning Center, Inc.. under the direction of a Joint Planning Committee with three representatives each from the City of Saugatuck, the Village of Douglas and Saugatuck Township. Financial support was provided by the Michigan Dept. of Natural Resources. Coastal Zone Management Program. This Plan represents a compilation of the most significant aspects of the individual comprehensive plans for the participating communities, with the addition of special emphasis on interjurisdictional issues (especially see Chapters 8 and 11). There are three critical components to using this plan as a decision making guide. First, are the goals, objectives and policies in Chapter 1. Second, is the future land use map and associated descriptive information presented in Chapter 10. Third, is the supporting documentation found in Chapters 2-9. Although this Plan states specific land use development policy and proposes specific land use arrangements. it has no regulatory power. It is prepared as a foundation for and depends primarily on the individual zoning ordinances (and other local tools) of the tri-communities for its implementation. This Plan is intended as support for the achievement of the following public objectives, among others: • to conserve and protect property values by preventing incompatible uses from locating adjacent to each other: • to protect and preserve the natural resources, unique character, and environmental quality of the area: • to maintain and enhance the employment and tax base of the area; • to promote an orderly development process by which public officials and citizens are given an opportunity to monitor change and review proposed development: and • to provide information from which to gain a better understanding of the area, its interdependencies and Interrelationships and upon which to base future land use and public investment decisions. This Plan is unique in that it was conceived of and prepared with the full and equal participation of representatives of Saugatuck, Douglas and Saugatuck Township. More importantly, each of the individual community comprehensive plans were prepared In light of the issues. problems and opportunities that the three communities face together, rather than being done in isolation as is more frequently the norm. While a Joint Planning Committee oversaw the production of this plan, the individual planning commissions and legislative bodies of the three communities were directly involved in the preparation of those plans. Chapter 11 proposes that the Joint Planning Committee be continued and that this Plan be updated at a minimum of every five to ten years. The contents of this Plan and the three individual plans draw directly from planning documents previously adopted by the individual jurisdictions. There has been no effort made to explicitly footnote when material has been used. Instead it is intended that the contents of those documents continue to carry forward where they were found to be helpful in addressing the current and projected issues facing the tri-community area. In particular. the Village of Douglas Land Use Plan of 1986 and the Phase I 1979 planning report of the (then) Village of Tri-Community Comprehensive Plan --- - - -- --- --- - �u Saugatuck were frequently relied upon in drafting portions of all three plans. A number of engineering and technical documents prepared by outside consultants over the past decade have also been relied upon. They are referenced in Appendix A SPATIAL LOCATION The maps on the following page show the location of Saugatuck, Douglas and Saugatuck Township on the shores of Lake Michigan. This location along I-196 makes them easily accessible to travelers from across North America. The shoreline along the Kalamazoo River, Lake Kalamazoo. and Lake Michigan and the beautiful sand dunes and wide beaches make this a tourist mecca and an attractive place for retirement. The trade area for commercial businesses in the three communities is quite small. Local residents tend to only do daily and weekly shopping locally as Holland. Grand Rapids, and Kalamazoo are nearby for wider selections of consumer goods. Three school districts seive the area but the largest number of students within the planning area attend the Saugatuck School District. KEY FACTORS GUIDING TIDS PLAN Three considerations played prominent roles in fashioning the contents of this plan. These are based on widely held public opinions. past and present investment by public and private entities and a growing recognition among citizens of the interdependence of the three communities. First, the three communities function as a single economic. and social unit. Many people live in one of the three communities and work in another of the three. Most people live in one and shop with some frequency in another. School children, by in large, attend the same schools. Local cultural, conservancy and retiree activities are Jointly supported by residents of all three communities. Several public seIVices are Jointly proVided including the Interurban bus seIVice. sewer and water (at least between Douglas and Saugatuck) and fire protection. The Kalamazoo River and Lake Kalamazoo connect all three communities, as do the local road network. Sometimes it seems, only the three units of government are separate. Yet despite these interrelationships, each community maintains a strong separate identity among many citizens of the three entities. Even many neighborhoods have strong separate identities (e.g. the hill, the lakeshore, Silver Lake, etc.). This provides an important richness and depth to the area, but it can also be politically diVisive . Second, tourism is the primary engine driving the local economy. Despite several industrial employers that proVide important diversity to the area's economy. it is the dollars brought in by tourists and seasonal residents that fuel most of the local wages and local purchasing. The environmental splendor and wide range of actMties open to tourists are the primary attraction. But no less significant is the small town character of the area. This character, often described as "cute" or "quaint" by tourists. is highly favored by tourists and deeply cherished by local citizens. As a result, any intensive or poorly planned alterations to the natural enVironment, or homogenization of the character of the indiVidual communities is likely to have a potentially negative effect on both tourists and residents. This Plan proposes keeping the scale and intensity of such future changes low and proposes a variety of mitigation techniques to prevent adverse impacts on the environment or on the character of the area from these kinds of changes. Third, a balance of future land uses is necessary to enhance the stability of the community during poor economic times and to broaden the population base. Presently there is a significant lack of housing in the area that is affordable for families with children. That. in concert with a decline in children generally (and an increase in the elderly) has severely impacted the Saugatuck School District. If all future land use decisions were made based exclusively on m1n.imal alteration of the natural environment or maintenance of the existing community character. then over time, the community would become more vulnerable to economic downturn. which usually hits tourist communities very hard. Thus, a balance must be sought between what otherwise become competing goals (economic development and environmental protection/ community character). This will present a serious challenge in the future. The pressure will be great to "sell the farm" for developments which promise new Jobs/tax base. And while these are important, the long term impact of such proposals (in a particular location) could be very negative and not worth the tradeoff. All such decisions need to be made primarily based on long term considerations, rather than short term ones. Tri-Community Comprehensive Plan �w Kent County Ottawa County GRaplds Allegan County Van Buren County Barry County Gmazoo Kalamazoo County TRI-COMMUNITY Tri-Community Comprehensive Plan �... iv MAPS Except as otherwise noted, all the full page ma ps presented in this Plan were produced using C-Map software. This is a PC based comp uter program initiated by William Enslin, Manager of the Center for Remote Sensing at Mi.chigru;i State University. All the data on the maps was digitized either by Tim McCauley of the Planning & Zoning Center, Inc. or was downloaded from the Michigan Resource Inventory Program (MRIP) database maintained on the State's mainframe computer system by the Department of Natural Resources. Several advantages are realized bycomputertzing this data. Typically, geographic information is only available on paper maps at widely varying scales. which makes it difficult to compare data sets for planning purposes. With CMap·, all of the maps can be viewed and printed at any scale via a variety of different media (color plotter, laser or ink jet printer, or dot matrix printer). Information can also be combined (or overlaid) so that composite maps can be created and compared in a fraction of the time and expense normally required to obtain the same results. Another major advantage of computer mapping is the ability to update maps continuously, so that an up-to-date map is always available. There are three different base maps that have been used in mapping this information: 1) a base map prepared by the DNR which was digitized from the United States Geological Survey (USGS) topographic map series for the area; 2) a lot line map created by digitizing the lots of record used for assessing purposes in the three communities: and 3) a soils base map derived from the SCS Allegan County Soil Survey. None of these base maps are exactly identical as they originate from different sources. All of the land cover and use based information and topography is keyed to the DNR/USGS base map. All of the soils related data is keyed to the soils base (which was interpreted and mapped by the SCS from nonrectified aerial photos, so there is some distortion at the edges of each photo frame). The existing land use, sewer and water line maps are keyed to the lot line base map. A transparent copy of the DNR/USGS base map and the lot line base map follow. These can be overlaid on any of the maps in this Plan, but the "fit" will be best when overlaying information that it was used as the base for. Please note that the extent of the Kalamazoo River on each base is noticeably different and is related to the water levels at the time the inventory or sutvey was conducted. We have "corrected" the DNR/USGS base map to include Silver Lake, which is merely shown as a wetland (not an open water body) on USGS maps. A transparency can easily be made by photocopying any of these maps in order to overlay several levels of information. Using CMap on a color monitor, up to ten levels of information can be overlaid on the screen at once, including "zooming" in on any area first (e.g. as would be desirable when examining a specific parcel). While the accuracy of all of this data is very satisfactory for land use planning purposes (especially when contrasted with traditional techniques). none of it is sufficiently detailed to be absolutely reliable at the parcel level. As a result, detailed site analyses of soils. topography. drainage, etc. are still necessary anytime specific site designs are being prepared. All computerized data is on file locally and accessible via C-Map for local use and updating. Contact the zoning administrator or clerk for further information. Tri-Community Comprehensive Plan �V ~~~~ s-, :1..\~ 4,..,,,, ""'· ...__,, "' . ,,..., ·- ) I I r INTHAVL --,~<., 0 '- " 27 28 _,, -- ta7'nf -~ l, •vs' 26 - 25 ':.. Iii i \ ) , <:, ~ > " ~ -----~ ~ ~ \ " Ii 33 ""':, 34 •" ' t 0 35 36 i T3N,R 16W ~ Tri-Community Comprehensive Plan "-- �I vi Tri-Community Comprehensive Plan �1-1 Chapter 1 GOALS, OBJECTIVES, & POLICIES: • THE AREAWIDE POLICY PLAN G oals, objectives, and policies are the foundation of a comprehensive plan. They address the key problems and opportunities of a community and help establish a direction and strategies for future community development and growth. Goals establish general direction, objectives represent tasks to be pursued, and policies are decision guides. The goals, objectives. and policies embodied in this plan were prepared through an extensive process of leadership surveys, public opinion surveys, meetings with local officials, and areawide town meetings. The first step in this process was a survey of area leaders- including members of each planning commission, elected ofllcials, prominent members of the private sector, and other citizens identified in the individual surveys. Leaders were asked their views on the major problems and opportunities facing their jurisdiction and the trt-community area. and the results were tabulated and presented to each local government. These results served as the basis for initiating a public opinion survey. Citizen views on areawide planning issues were obtained through public opinion surveys mailed to every property owner in the tri-community area and distributed in each rental complex. Survey questions were prepared for each jurisdiction through consultations with the joint planning committee and each individual planning commission. Dr. Brent Steel, Oakland University, conducted and tabulated the survey. The response rate of 51 % in Saugatuck, 47% in Douglas, and 38% in Saugatuck Township was very high considering the length (about 1 hour completion time) and type of survey and thus responses represent the majority view in each community. Most respondents were homeowners in their mid-fifties, registered to vote, who are long-term residents and plan to live in the area for ten or more years. Survey results are shown in Appendix A. Results of the citizen opinion survey and leadership survey were used to identify issues for discussion at the first town meeting. This meeting was a "futurtng.. session where partici- pants were asked to imagine how they would like their community to be in the year 2000. Participants were separated into groups and asked to prepare of list of "prouds.. and "sorries" in their community, and things from the past which they would like to preserve. The lists were compared and then all engaged in an imaging exercise where groups were established according to topic area and were asked to imagine that element of their community in the year 2000. This futurtng process identified key issues and community elements which were pulled together to form a vision and direction for the tri-community area in the year 2000. A draft policy plan. with defined goals and objectives, was then prepared based on this futurtng process and the survey results. The draft was refined through a series of meetings with area officials and then presented to area citizens in a second town meeting. Citizen comments were reviewed by ofllcials from each community and incorporated into the policy plan. Following completion of the draft policy plan, data and trends in the trt-community area were analyzed. This analysis supported the direction of the policy plan and was first evaluated by the joint planning committee and individual planning commissions. and then by area citizens at the third town meeting. Next. key elements of the plan and proposed strategies to carry it out were first reviewed by the Joint planning committee, and then by area citizens at the fourth and final town meeting. Thus, the broad based input of area ofllcials, leaders. and citizens, plus detailed analysis of local trends and land use characteristics have formed the goals, objectives, and policies that comprise the policy portion of this comprehensive plan. These Joint goals and policies will serve as a guide for land use and infrastructure decisions in Saugatuck Township, the City of Saugatuck, and the Village of Douglas. With time. some elements may need to be changed, others added, and still others removed from the list. Before amendatory action is taken, however, the impact of the proposed changes should Tri-Community Comprehensive Plan �I 1-2 be considered comprehensively in relation to the entire plan. These Joint goals and policies are premised on a pledge by Saugatuck Township, the City of Saugatuck and the Village of Douglas to mutually cooperate in guiding future development to advance a common vision. It is intended that they be consulted when considering future land use decisions that affect the interests of more than one J urtsdictlon. COMMUNITY' CHARACTER Goal: Presexve the established character of neighborhoods within each jurisdiction. Policy: Encourage architectural and site design that complements, rather than detracts from existing development on neighboring parcels. growth patterns and for consistency with the goals. objectives, and policies of this plan. Policy: Consider the impact of land use planning and wning changes on the other Jurisdiction(s), and discuss proposed changes with the affectedjurisdictlon(s) prior to making such changes. A common procedure for such communication shall be established and followed . LAND USE & COMMUNl'IY FACILITIES Goal: Promote the balanced, efficient, and economical use of land in a manner which minimJzes land use conflicts within and across municipal borders, and provides for a wide range of land uses in appropriate locations to meet the diverse needs of area residents. Policy: Encourage the presexvatlon and restoration of historically significant structures. Policy: Insure compatible land use planning and wning across municipal borders and minimize land use conflicts by separating incompatible uses and requiring buffers where necessary. Polley: Presexve the character of the area by encouraging land uses and densities/intensities of development which are consistent with and complement the character, economic base, and image of the area. Policy: Discourage sprawl and scattered development through planned expansion of roads and public utilities and through wning regulations which limit intensive development to areas where adequate public services are available. Policy: Manage the trees lining streets in the City and Village to provide a continuous green canopy and plant trees along Blue Star Highway and maintain them along other roads in the Township. Policy: Provide for necessary community facilities (e.g. schools, garages, fire halls, etc.) consistent with adopted land use plans and capital improvement programs. GROWl'H MANAGEMENT Goal: Guide development in a manner which is orderly, consistent with the planned expansion of public services and facilities, and strives to presexve the scenic beauty, foster the wise use of natural resources, protect enVironmentally sensitive areas. and enhance the special character of each community. Policy: Encourage development in locations which are consistent with the capacity of existing and planned public services and facilities, and are cost effective in relation to service extensions. Policy: Review all plans by other public entitles for expansion and improvement of existing road and street networks for impacts on Policy: Encourage approaches to site design which take natural features of the property. such as soils, topography, hydrology, and natural vegetation. into account and which use the land most effectively and efficiently by maximizing open space, preserving scenic vistas, conserving energy, and pursuing any other public policies identified in this plan. Policy: Advise developers during site plan review to contact the State Archaeologist, Bureau of History (517-373-6358) to determine if the project may affect a known archaeological site. .AGRICULTURE Goal: Maintain a variety of agricultural operations and promote the presexvatlon of existing farms and farmland through coordinated Tri-Community Comprehensive Plan �1-3 planning and development regulations public incentives, and educational strategies. Policy: Discourage the conversion of prime agricultural land ,t o other uses. Policy: Discourage spot development of non-agricultural activities in agricultural areas to preseive the economic viability offarming and maintain the rural character of the area. In particular, residential development lining county roads in agricultural areas, that is unrelated to agricultural activities, shall not be permitted. Objective: Encourage farmers on lands well suited to agriculture to enroll their property in the Michigan Farmland Preseivation Act, Act 116 PA of 1974, as amended. Objective: Encourage the expansion of specialty farms and related activities which enhance the tourism and recreation potential of the area (e.g "you pick". farmers markets, farm tours, etc.). Objective: Promote agriculture through a variety of activities (such as farm tours. lectures, farm week. etc.) which educate residents about the importance of agriculture to the area. Policy: Discourage the establishment of high density livestock and poultry operations as inconsistent with the agricultural and resort character of the tri-community area. ECONOMIC DEVELOPMENT Goal: Strengthen and expand upon the area's economic base through strategies which attract new businesses, strengthen existing businesses. and enhance the tourism potential of the area. Policy: Promote better communication and cooperation between the public and private sector. COMMERCIAL Goal: Encourage the development of commercial land uses in appropriate locations which seive the current and future needs of residents and tourists, are of a character consistent with community design guidelines, and which promote public safety through prevention of traffic hazards and other threats to public health, safety. and general welfare. Policy: Encourage new commercial development to locate adjacent to existing commercial areas. Policy: Encourage the design and location of neighborhood commercial centers in a manner which complements and does not conflict with adjoining residential areas. Policy: Discourage unsafe and unsightly strip commercial development through design and landscaping requirements such as berms, planting, and shared access when possible. Policy: Avoid separate parking lots for each business where feasible and encourage centrally placed lots which seive several businesses. Policy: Encourage continued concentration of tourist oriented businesses in Saugatuck, general commercial businesses in Douglas, and highway service activities at the highway interchanges. Relocation of existing general business activities along Blue Star Highway should be discouraged. · INDUSTRIAL Policy: Identify potential sites for industrial development and alternative means of financing necessary public improvements and marketing of the sites (i.e. tax increment financing, special assessments, state grants and loans, etc.) Goal: Increase the amount of non-polluting light industry in the area without damaging the environment, spoiling the scenic beauty of the area, or overburdening local roads, utilities, or other public services. Policy: Support efforts to foster tourism by preseIVing the scenic beauty of the environment, expanding recreation opportunities. improving tourist attractions, and preparing promotional materials which highlight the attractions of each community. Policy: Encourage new industries to locate contiguous to existing industrial areas and in locations with existing or planned sewer, water, electric, and solid waste disposal services to minimJze service costs and negative impacts on other land uses. Tri-Community Comprehensive Plan �I 1-4 Policy: Identify appropriate locations for small industrial parks which conform to the design guidelines contained in this plan. individual community plans. and local zoning regulations. Policy: Implement site plan requirements for light industries which are designed to incor- · porate generous amounts of open space. attractive landscaping, and buffering from adjacent non-industrial uses. Policy: Require the separation of industrial sites from residential areas through buffers made up of any combination of parking, commercial or office uses, parks. parkways. open space, or farmland. HOUSING/RESIDENTIAL Goal: Encourage a variety of residential types in a wide range of prices which are consistent with the needs of a changing population and compatible with the character of existing residences in the vicinity. Policy: Explore alternative measures to reduce housing costs and make home ownership more affordable, such as zoning regulations and other programs which are designed to reduce the cost of constructing new housing. Policy: Allow only quiet. low traffic, low intensity home occupations in residential areas to preserve the stability of existing neighborhoods. Policy: Provide street lights and sidewalks in residential areas where there is a demon- strated need and according to the ability of residents to finance such improvements. SPECIAL ENVIRONMENTS & OPEN SPACE Goal: Protect special environments and open spaces. including but not limited to sand dunes, wetlands, and critical wildlife habitat. from the harmful effects of incompatible development activity by limiting the type and intensity of land development in those areas. Policy: Identify development limitations on special environments through a tiered classification system which classifies these environments based on their value to the ecosystem, unique attributes, the presence of endangered plant and wildlife species. and other characteristics deemed significant. Policy: Devise regulations for land development in special environments which permit development in a manner consistent with identified protection objectives and which complement state and federal regulations for special environments. Policy: Require development projects deemed appropriate in and adjacent to special environments to mitigate any negative impacts on such environments. Policy: Encourage acquisition of special environments of significant public value by public agencies or nonprofit conservancy organizations for the purposes of preservation. WATERFRONI' Goal: Protect and enhance the natural aesthetic values and recreation potential of all waterfront areas for the enjoyment of area citizens. Policy: Promote the preservation of open space and natural areas, as well as limited, carefully planned development along the Kalamazoo River. Kalamazoo Lake. Silver Lake. Goshorn Lake. and Lake Michigan and connecting streams. creeks, and drainageways to protect and enhance the scenic beauty of these waterfront areas. Policy: Some waterfront lands may be developed to meet residential and commercial needs, enhance local tax base, and contribute to paying for local public selVice costs associated with their use and development. consistent with environmental protection policies in this plan, where such development would contribute to local quality of life. Policy: Maximize public access. both physically and visually. by acquiring prime waterfront open space whenever feasible. Policy: Acquire scenic easements wherever public values dictate the maintenance of visual access to the waterfront and the property is not available for purchase. Policy: Limit the height and intensity of new development along waterfront areas to preserve Tri-Community Comprehensive Plan �1-5 visual access and the natural beauty of the waterfront for the broader public. Policy: Explore the conversion of street ends which abut waterbodies for use as safe public access to the water for fishing, viewing, and launching of small water crafts. Policy: Maintain a natural greenbelt along the Kalamazoo River and its tributaries. Policy: Retain, maintain, and improve all existing publicly owned parks so that they continue to meet the diverse recreation needs of area citizens and tourists. TRANSPORTATION Goal: Maintain a safe, effective, and efficient road and street network and improve roads and streets to promote growth in a way that is consistent with land use goals, objectives and policies. RECREATION Goal: Enhance the well-being of area residents by providing a variety of opportunities for relaxation. rest, activity, and education through a well balanced system of private and public park and recreational facilities and activities located to serve identified needs of the area. Objective: Identify and explore opportunities to cooperate with other Jurisdictions and agencies, including Allegan County and the Department of Natural Resources Recreation Division, on recreation projects which would benefit area residents and strengthen the tourism industry. Objective: Examine the feasibility of, and establish if feasible. a Jointly owned and operated community center to serve residents of all ages in all three communities. Objective: Examine the feasibility of expanding low cost opportunities for public beach and campground facilities for area citizens with boat launching sites, bike paths, cross-country ski trails, and docks for shore fishing. Objective: Develop a system of cross-country ski trails together with the Village of Douglas, the City of Saugatuck, and other Jurisdictions/ agencies if possible, through the use of local funds, grants and loans. and capital improvement programming. Policy: Implement traffic controls and design features that will increase the efficiency and safety of major arterials, including but not limited to: traffic signals, deceleration lanes, limiting driveways. mintmum standards for driveway spacing. uniform sign regulations. shared or alternate access, left and right tum lanes. and speed limit adjustments. Goal: Encourage a wide variety of transportation means, such as walking. biking, and public transportation, to meet the diverse needs of area residents. Policy: Promote pedestrian and bike travel through a coordinated network of bikepaths, trails, and sidewalks. Objective: Develop an areawide bikepath through local funds, grants and loans. and capital improvement programming. Policy: Promote regularly scheduled, affordable, and dependable public transportation to increase the mobility and quality of life of those who depend on public transportation. Objective: Encourage expansion of the interurban system consistent with municipal means to finance the increased service and an identified public need. Objective: Investigate developing a Joint public marina and launch facility where federal and state funding is available to assist with financing such a venture. WATER AND SEWER Policy: Encourage local government participation in activities designed to enhance the area's seasonal festivals. Policy: Provide a reliable supply of safe, clean. and good-tasting drinking water. Goal: Insure a safe and adequate water supply for the area which is efficiently provided and cost effective. Policy: Minimize the potential for groundwater contamination through planning and zon- Tri-Community Comprehensive Plan �1 1-6 ing which is consistent with the capacity and limitations of the land and available seIVices. Objective: Prepare and implement a plan for the carefully timed provision of sewer and water seIVice in the area consistent with the development goals and objectives of this plan. Policy: Devise alternative mechanisms for financing sewer and water expansions which are financially sound and equitable. Objective: Investigate refashioning the Kalamazoo Lake Sewer and Water Authority into an independent authority. in order to insure that the needs of area citizen's for quality utility seIVices are met. Policy: Promote a joint agreement between the City of Saugatuck, Village of Douglas, and Saugatuck Township to include full participation by each in the Kalamazoo Lake Sewer & Water Authority. Policy: Insure that the expansion of sewer and water seIVice into an area is consistent with the planned intensity of land use for that area, scheduled when affordable, and implemented when necessary to meet an identified need in the area rather than on a speculative basis. POLICE, FIRE, &: EMERGENCY SERVICES Goal: Provide police, fire, and emergency seIVices consistent with a public need and the ability to finance improvements for each of the three jurisdictions. Policy: Consolidate police. fire, and emergency seIVices across the three communities where possible to eliminate overlap in seIVice and expenditures and improve seIVice delivery. Objective: Evaluate the feasibility of 24 hour medical seIVice which serves all three jurisdictions to be provided by a public or private entity. SOCIAL SERVICES Goal: Those social seIVices which are efficient to provide at the local level should be provided to meet the needs of area residents. Objective: Explore the possibility of establishing support programs for older adults through the use of volunteers for assistance with household chores, personal care, and home repair to help them remain independent, shorten hospital stays. and lower health care costs. Policy: Support efforts to establish community day care center(s) to provide quality and affordable day care to working parents. WASTE MANAGEMENT Goal: Insure the safe, effective. and efficient disposal of solid waste and other toxic substances. Policy: Encourage the reduction of solid waste through recycling, composting, and waste-to-energy projects. Policy: Manage disposal of solid waste and location of solid waste facilities in accordance with the Allegan County Solid Waste Management Plan prepared under PA 641 of 1978. Objective: Adopt regulations for on-site storage and transportation of hazardous waste which require: • Secondary containment for on-site storage of hazardous waste: • No transfer of hazardous waste over open ground or water: • Arrangements for inspection of, and monitoring underground storage tanks; • Existing underground storage tanks must provide spill protection around the fill pipe by 1988 in accordance with 1988 EPA standards; • All existing underground storage tanks must install leak detection systems within 5 years in accordance with 1988 EPA standards. Objective: Encourage the development and use of biodegradable containers. ENERGY Goal: Promote site design and building which is energy efficient and encourage energy conseivatlon through good land use planning and wise public building management. Objective: Prepare energy guidelines or standards which address landscaping, solar access. solar energy systems, sidewalks, subdivi- Tri-Community Comprehensive Plan �1-7 sion layout, proximity to goods and services, etc .. and encourage or implement these through zoning and subdMsion regulations. Policy: Requb"e developers to provide sidewalks in appropriate locations through subdivision regulations. Policy: Encourage higher density residential development near areas with shopping and services to limit the number and length of trips generated from that development. Objective: Establish an educational program (i.e. "Energy Awareness Week") in cooperation with the local school system. Objective: Encourage the use of plumbing facilities and appliances which conseIVe water. Tri-Community Comprehensive Plan �2-1 Chapter2 DEMOGRAPHICS POPULATION SIZE The population of the trt-community area has nearly doubled since 1950, reaching an estimated 3,900 people in 1986 according to U.S. Census population estimates. This represents an 83% increase over the 1950 population, and a 26% increase since 1970 (see Table 2.1). SEASONAL POPULATION The population of the each community in the trt-community area swells during the summer when seasonal residents and tourists return. In 1980, census estimates show that 21 % (442) of the trt-community area's total housing units were vacant, seasonal, and migratory. Eighty-one percent of these seasonal/vacant units were detached single family homes or cottages. The vacant, seasonal, and migratory units made up 14% of the Township's housing stock: 26% of the City's housing stock: and 23% of the Village's housing stock. An engineering study prepared by Fishbeck, Thompson. Carr & Huber for the Kalamazoo Lake Sewer & Water Authority (KLSWA) estimates that the total tri-community area population is comprised of one-third seasonal residents and two-thirds permanent residents and that the weekend daytime population during the summer is about 2,500 persons. Although sewer and water demand typically grows with population, the study found that demand for sewer and water in the tri-community area increased about 30% between 19801986, whereas population increased by an average of 20016. This reflects the impact of the seasonal and tourist population on local services. FIGURE 2.1 AGE COHORTS (1960 & 1980) AREA§ ...,960 p 17 E R C E N T ts -,- t3 11 i 7 3.J..__~~~----.------r---,---.-----, 0-14 r.-t4 15-:!4 2r.-34 35-..i '45-64 ~ 6S. AGE GROUP HOUSEHOLDS AND AVERAGE HOUSEHOLD SIZE Until recently, the average household size in the United States has continued to shrink, due to an aging population, higher divorce rates, postponed marriages. and lower birth rates. In keeping with state and national trends, the average household size in the tri-community area declined, going from 2.98 in 1960 to 2.39 in 1980. Smaller household size means a greater number of households. If the average household size in 1960 held true today, there would be about 300 fewer individual households in the area. TABLE 2.1 POPULATION ( 1950-1980) COMMUNITY Saugatuck Saugatuck Township Douglas AREAWIDE 1950 770 845 447 2,062 1960 927 1,133 602 2,662 1970 1980 CHANGE 1,022 1,254 813 3,089 1,079 1,753 948 3,780 40% 107% 112% 83% Source: U.S. Census Bureau Tri-Community Comprehensive Plan �I 2-2 FIGURE 2.2 FIGURE 2.3 AGE COHORTS (1980) AGE COHORTS (1980) VILLAGE OF DOUGLAS ALLEGAN COUNTY :I!) 17 1a p E R C E N T 1a ,. 12 10 8 6 0-4 s-1• 1s-.2• 25-ll 3S-4<i ~ 4s-54 AGE GROUP p E R 15 C E N T 11 13 ; - 0-4 s-1• 25-ll 3S-4<i ~ 4s-5l gs. AGE GROUP FIGURE 2.5 FIGURE 2.4 AGE COHORTS (1980) AGE COHORTS (1980) CITY OF SAUGATUCK SAUGATUCK TWP. 18 :I!) 18 p E R p 14 16 12 E R C 12 14 c 10 E E N T 1s-.2• N T a 6 S-14 15-,24 25-ll 3S-4<i •s-5' ~ 6s. 10 a a 4-+--~-~-~~-~--~ 0-4 S-14 AGE GROUP 15-,24 :!S-34 ~ 4s-54 SS-64 6s. AGE GROUP The number of households is an excellent gauge of the demand for land and services. As household size decreases, the additional households create further demand for land, housing, transportation, and public utllitles. Although household size has declined substantially over the past few decades, national trends suggest that it w111 soon cease its decline. Nationwide the average household size has reached a plateau and state demographers predict that Michigan will follow suit. Variations in average household size by Jurisdiction for 1980 are as follows: Saugatuck Township, 2.69; Village of Douglas, 2.44; and City of Saugatuck, 2.0. The City of Saugatuck's smaller household size is indicative of a higher proportion of "empty nesters" and retirees. AGE DISTRIBUTION A comparison of age cohorts in the trt-community area between 1960 and 1980 reveals a large drop in the proportion of young children, with a corresponding increase in the childbearing cohort (20 to 30 year olds) and 45-54 year olds. The proportion of retirees to the total pop- ulation, however, has remained constant (see Figure 2.1). This is out of keeping with statewide trends and suggests that the area has experienced high in-migration of retirees through time. Retirees are attracted by the area's special resort quality, small town character, and scenic beauty. Figures 2.2 through 2.5 provide a more detailed picture of the age cohort distribution of each community. A cohort graph for Allegan County is included for comparison. In accordance with countywide trends, each community has a small cohort of infants and toddlers. The cohort distribution of the V1llage of Douglas most closely resembles that of the County, although the Village has a much lower proportion of children aged 5-14. The most striking characteristic of the Township is its large cohort of 45-54 year olds. The cohort of senior citizens is high in each community, but this is most striking in the City, where seniors comprise 20% of the population, while children 5-14 comprise only goA,, The City's second highest cohort is 25 to 34 year olds. In regional terms, Saugatuck Township comprises 39% of the area's senior population; the City of Tri-Community Comprehensive Plan �2-3 FIGURE 2.6 EDUCATIONAL BACKGROUND IN 1980 PERSONS 25 AND OVER, TRI-COMMUNITY AREA 40 [ill TOWNSHIP 35 • 30 p E 25 R C 20 N 15 E CITY ~ VILLAGE T 10 5 0 ELEMENTARY 1-3 YRS H.S. 4 YRS H.S. 1-3 YRS COLL. 4 YRS COLL. Saugatuck comprtses 37% (despite Its small size): and the Village of Douglas, 24%. reveals the educational status of persons 25 years old and over by jurisdiction in 1980. EDUCATION SCHOOL ENROLLMENTS The tri-community area has a well educated citizenry. An analysis of those aged 25 and older in 1980 reveals that 36.2% have completed 1 or more years of college (see Figure 2.6). When comparing jurisdictions, the number of college educated residents is even higher in the City at 43.6%. The corresponding number in the Village is 35.9% and in the Township, 31.3%. Table 2.2 Three public school districts-Fennville Public School District, the Saugatuck Public School District, and the Hamilton Public School District- serve the tri-community area (see Map 2.1). The Hamilton School District includes only a small area of the northeast comer of the Township. The Fennville School District covers the southern half of the Township, and the Saugatuck Public School District covers the TABLE 2.2 EDUCATION.AL STATUS PERSONS 25 YEARS OLD AND OVER Elementary 1-3 years HS 4years HS 1-3 years College 4+ years College SAUGATUCK TOWNSHIP 185 199 373 157 188 SAUGATUCK CITY 57 97 276 137 196 DOUGLAS 73 84 213 123 84 Tri-Community Comprehensive Plan AREA 315 380 862 417 468 �L , 2-4 central portion of the Township, plus Douglas and Saugatuck. Thus, the Saugatuck Public School District serves the majority of the area's households. School enrollment data for Saugatuck High School and Douglas Elementary, the two schools which comprise the Saugatuck Public School system, illustrate the impact of areawide demographic trends on the local school system. Between 1973 and 1989, enrollments in the Saugatuck Public School system, grades K-12, have declined by 34% (see Figure 2. 7). When divided into elementary and high school enrollments, however, the data reveal a 17% increase in elementary school enrollments since the 1983-84 school year, and a 28% decrease in high school enrollments over the same period (see Figure 2.8) . School enrollment data appears in Table 2.3. Future elementary and high school enrollments were projected by the Saugatuck Public School system. These projections, illustrated tn Figure 2.8, show an upturn in high school enrollments in 1991 with a continued climb tn elementary school enrollments. Total projected 1994 enrollments, however, are still 23% less than 1973-74 levels. FIGURE 2.7 TABLE 2.3 SCHOOL ENROLLMENTS SAUGATUCK PUBLIC SCHOOL DISTRICT SAUGATUCK PUBLIC SCHOOL ENROLLMENTS GRADESK-12 YEAR K-6 7- 12 TOTAL 79-80 80-81 81-82 82-83 83-84 84-85 85-86 86-87 87-88 88-89 326 307 306 252 232 259 250 275 299 296 329 322 299 290 303 296 277 265 246 215 655 629 605 542 535 555 527 540 545 511 E 750 N R 0 L L M E N T 700 650 550 500 -t---r--T""""r-r--,r--,~---r--r--.--Y---r-~.,......., 7~74 75-76 77-78 79-80 81-82 83-84 8S-a6 87-88 YEAR FIGURE 2.8 SAUGATUCK PUBLIC SCHOOL ENROLLMENTS ELEMENTARY AND HIGH SCHOOLS 360 340 E N R 0 L L M E N T 320 300 280 PROJECTIONS 260 240 220 '·•,,•,,,,,,,,,.,,,,, / ''·············•···' 200 180 79-80 I 81-82 83-84 85-86 87-88 89-90 91-92 93-94 YEAR Tri-Community Comprehensive Plan �2-5 FtmJRE TRENDS If local demographic trends follow those projected for the county as they have in the past. then the overall p:r;oportion of retirees in the area will expand much faster than that of school age children. The Michigan Department of Management and Budget projects that Allegan County's school age population will grow only 3% by the year 2000, while senior citizens will increase by 30%. The area's small cohort of infants and children, large cohort of middle aged to elderly, and high rate ofretiree in-migration suggest this will be equally true in the trt-cornmunity area. These figures reveal the need to plan for the needs of an aging community. as well as initiate efforts to attract families with children into the area. The large cohort of individuals in their childbearing years in the Township and Village should result in a natural increase in young children. but because couples are having fewer children, school enrollments will probably expand only slightly. The Saugatuck Public School system is not likely to meet its potential capacity for enrollments unless a sequence of events or actions attracts new families with young children into the area. 1\vo key factors will be the availability of affordable housing and nearby employment opportunities. In the meantime, schools must use space and resources efflciently as they experience tighter budgets and small enrollments. Many of the demographic characteristics shown here have been analyzed based on 1980 census information. These trends should be updated when the 1990 census information is available. See Appendix B for more demographic information from the 1980 census. Tri-Community Comprehensive Plan �N A H OL MAP2.1 PUBLIC SCHOOL DISTRICTS II Saugatuck ~ Fennville D Hamilton DATA SOURCE: Respective School Districts Planning & Zoning Center Inc, Lansing, Ml August 1989 SA I , DOU .-- �3-1 Chapter3 THE ECONOMY Oval Beach: downtown Saugatuck: sand dunes: large wetlands abounding with wildlife; orchards and specialty farms; and a scenic location on Lake Michigan encompassing Silver, Goshorn, Kalamazoo and Oxbow lakes, and the Kalamawo River. The area also has a reputation as a cultural center which serves as an artists' retreat. The Ox Bow Art Workshop and the Red Barn theater add to the area's cultural ambience. Although it is located in Laketown Township, the Saugatuck Dunes State Park serves as another tourist attraction to the trt-community area. The Park offers no camping and thus many visitors stay in the trt-community area. Visitor counts from the Michigan Department of Resources, Parks Division, reveal that the park has increased in popularity since the 70's. Visitor counts performed by the Parks Division show that 47,463 people visited Saugatuck Dunes State Park in FY 1988- a 300% increase in park ECONOMIC BASE Tourism Tourism fuels the economy of the trt-community area, with associated boating, restaurant, lodging, and strong retail sectors. Of the three jurisdictions, the City of Saugatuck relies most heavily on tourism. Although the City of Saugatuck is seen as the resort center of the area, the entire area benefits from and contributes to the tourist trade. The Village of Douglas has boating and lodging facilities which capitalize on tourism, but its commercial sector is primarily oriented towards local clientele. The Township has a small commercial sector which compliments that of the Village, but it is primarily seasonal residential and rural, with a large agricultural area to the south. The area's resort flair is defined by: historic buildings- including quaint bed and breakfast inns; the many festivals; outstanding boating; TABLE 3.1 IMPACT OF TRAVEL ON ALLEGAN COUNTY, 1986 TOT.TRAVEL TRAVEL EXPENDinJRES GENER. PAYROLL $42,413,000 $/Jobs % of State Total .56% % change 29.52% 1983-86 TRAVEL GENER. EMPLOYMENT STA1ETAX RECEIPTS LOCALTAX RECEIPTS 869jobs .62% 18.39% $2,191,000 .71% 27.98% $363,000 .49% 32.48% $7,689,000 .49% 37.87% Source: U.S. Travel Data Center, "The Economic Impact of Tnvel on Michigan Counde ■ . • TABLE 3.2 MAJOR EMPLOYERS PRODUCT/SERVICE Hansen Machine Haworth Harbors Health Facility Enterprise Hinge Douglas Marine Tafts Supermarket Paramount Tool Co .• Inc. Rich Products EMPLOYEES Metal Stampings Office Furniture Nursing Home Manufacturing Marina Supermarket Machinery Pies Source: Allegan County Promotional Alliance Tri-Community Comprehensive Plan 43 238 78 12 21 32 24 85 �L_ I 3-2 FIGURE 3.1 EMPLOYMENT BY SECTOR IN 1980 TRI-COMMUNITY AREA AND ALLEGAN COUNTY PUBLIC fil] CITY ■ VILLAGE ~ TOWNSHIF @ COUNTY SERVICES FIN/INS/REAL EST RETAIL WHOLESALE TRANS/COMM/UTIL MANUFACTURING CONSTRUCTION AGRICULTURE 10 5 0 15 20 25 30 35 40 PERCENT attendance since 1979, when it attracted only 11, 714 visitors. How much money does travel and tourism generate in the trt-cornmunity area? Although current travel and tourism statistics are not available for the trt-cornmunity area, studies conducted for Allegan County reveal the tremendous impact of travel and tourism on local economies in the County. This is especially true for Saugatuck-Douglas-the major resort center in the County. A study prepared for the Michigan 'Travel Bureau by the U.S. 'Travel Data Center in 1986 found that travellers spent $42.4 million in Allegan County in 1986, generating $7.7 million for payroll, 869 Jobs, $2.1 million in state tax receipts, and $363,000 in local tax receipts. This ranks Allegan County 33rd out of Michigan's 83 counties in travel and tourism revenues. Selected data from this study is reproduced in Table 3.1. TABLE 3.3 EMPLOYMENT BY INDUSTRY - 1980 TOI'AL Agriculture Construction Manufacturing TCU* Wholesale 'Ira.de Retail Trade FIRE•• Services Public Admin. CfIY VILI.AGE 547 9 30 156 25 13 146 21 125 22 433 16 27 169 10 7 67 15 96 26 TOWNSHIP 689 37 75 274 17 20 106 39 107 14 • Transportation, Communicatiion, Utillitles •• Finance, Insurance, Real Estate Source:1980 U.S. Census of Population, General Social and Economic Characteristics. Tri-Community Comprehensive Plan AREA 1,669 62 132 599 52 40 319 75 328 62 COUNIY 34,025 2,041 2,009 13,033 1,407 1,398 5,017 1,126 7,105 889 �3-3 TABLE 3.4 EMPLOYMENT BY OCCUPATION - 1980 TITTAL Manag. &Admin Prof. Technical Sales Clerical Service Farm. Fishing Crafts & Repair Machine Operators Laborers, Mat. Moving CTIY VILLAGE TOWNSHIP AREA COUN1Y 547 77 87 63 70 72 13 433 34 62 24 45 73 13 70 90 685 43 74 83 74 73 43 144 120 31 1,665 154 223 170 189 231 126 34,025 2,315 3,319 2,696 4,189 4,300 1,885 5,447 6,129 3,745 66 60 39 22 210 270 92 Source: 1980 U.S. Census of Population. General Social and Economic Characteristics. Mam.ifacturing Manufacturing is central to the year-round stability of the area's economy. Although there are few manufacturing firms, they provide a high percentage of area jobs. Major area employers are listed in Table 3.2. Agriculture Agriculture is another strong component of the area's economic base. No data exists on farm earnings at the Township level, but Michigan Department of Agriculture statistics on Allegan County reveal the importance of fanning to the county's economic base. Between 1980 and 1986, agricultural net income nearly doubled, going from 12. 8 million, to over 24 million. Farm investments went from 92 thousand per farm 1n 1974 to 236 thousand in 1982. The market value of products sold by Allegan County farmers in 1987 totaled over $120 million and Allegan County farmers supported local business and industry by purchasing over $103 million of supplies and services. Fruit fanning is a rapidly growing agricultural enterprise in the County. Allegan County ranks within the top five producers of blueberries, peaches. grapes. pears. nectarines, potatoes, cauliflower, milk cows, and hogs and pigs. Between 1982 and 1986, the number of fruit farms increased 86%. Based on increases in overall acreage, growth in the fruit sector appears to be strongest for peaches, dwarf apples. and blueberries. The Township contains a large amount of prime farmland (see Map 4.10). There are a number of fruit farms growing peaches, apples. cherries. and some blueberries. Corn. wheat. and soybeans are other major cash crops. Some farms also have livestock- primarily hogs and dairy cattle. Nurseries are a strong agrt-business in the area. Rich Products, a major employer in the area, is another category of agrt-business, which was attracted to the region because of its many fruit farms. The future of agrt-industry is bright in light of Michigan Department of Commerce efforts to promote and expand food processing industries in the state. EMPLOYMENT Table 3.3 breaks down employment by economic sector for the trt-communtty area and the County in 1980. This information is illustrated in Figure 3.1. Manufacturing employs the most people in each of the three communities. Yet employment in other sectors varies. Employment by occupation in 1980 appears in Table 3.4. Information from these tables ts summarized by jurisdiction below. City of Saugatuck Twenty-nine percent are employed in manufacturing, but retail employment is also very high in the City of Saugatuck (27%). revealing the dominant nature ofretail actMty in the City, as compared to the region (15%) and County (15%). The service sector employs the third largest number of Saugatuck's labor force (23%), followed by transportation/communication/utilities (5%). and construction (5%). The highest proportion of workers in Saugatuck are professional/technical workers. followed by managerial and administrative, service, and clerical workers. Tri-Community Comprehensive Plan �3-4 FIGURE 3.3 FIGURE 3.2 MONTHLY EMPLOYMENT TRI-COMMUNITY AREA, 1988 AVERAGE ANNUAL EMPLOYMENT 2700 TRI-COMMUNITY AREA 2.8 T H 0 u s A N 2650 2.6 E M 2600 p 2.4 2.2 L 2.0 1.8 2500 M 2450 D 1.4 s E N 1.2 T 1982 1984 1986 1988 2400 2350 1.0..------....---"T""""---r----, 1980 2550 0 y 1990 2300 YEAR J F M A M J J A s 0 N D MONTH Village of Douglas Thirty-nine percent of the Village of Douglas' labor force is employed in manufacturing. Yet unlike the City, the service sector dominates the retail sector. Services employ 22% of Village workers, with only 15% in the retail sector. Construction (6%) and the public sector (6%) are the fourth largest employers of village residents, and agriculture (4%) is fifth. The highest proportion of workers in Douglas are machine operators, followed by service workers, crafts and repair workers, and professional/technical workers. Saugatuck Township Forty percent of Township residents are employed in the manufacturing sector. with the next largest proportion employed in the retail (15%) and service sectors (16%). Construction is fourth, employing 11 % of Township workers- a much larger proportion than in the region and County. Financial/insurance/real estate services is fifth at 6%. Although nearly all of the region's farming occurs in the Township, 1980 employment by sector shows that the proportion FIGURE 3.4 TOURISM RELATED EMPLOYMENT, 1988 ALLEGAN COUNTY 1.2 E 1.0 MT 0.8 Lo 0.6 p H ou y ! 0.4 MN 0.2 E D s N 0.0 T Tri-Community Comprehensive Plan �3-5 FIGURE 3.5 FIGURE 3.6 REAL PROPERTY SEV (1988) REAL PROPERTY SEV (1988) SAUGATUCK TOWNSHIP & VILLAGE OF DOUGLAS .CITY OF SAUGATUCK RESIDENTIAL 65% RESIDENTIAL 76% INDUSTRIAL 2% DEVELOPMENTAL 1% ,_.._.._. AGRICULTURAL 5% INDUSTRIAL 2% of the labor force employed in agriculture (5%) is low compared to the amount of agricultural activity, and only slightly higher than the Village of Douglas. Many farmers have alternative sources of income outside of farming, causing the census to count them in another employment sector. The Township has the highest proportion of crafts and repair personnel in the region, representing employment generated by Broward Marine, Inc.- a major builder of luxury boats. Machine operators are second. and sales workers are third. The proportion of professional/technical and service workers is also high. Average Annual Employment and Unemployment Unemployment has declined dramatically with Michigan's economic growth of the late 80's. Table 3.5 reveals average annual unemployment rates in the area since the last statewide recession. The tri-community area has a slightly higher rate of unemployment than Allegan County, although since 1986 the unemployment rate has dipped below that of the state revealing local or regional economic growth. Average annual employment in the tri-community area bottomed out in 1986. This reflected the loss of American Twisting, which employed about 20 people, and the burning of Broward Marine (about 100 employees) and Brighton Metal (about 10 employees). Yet in 1987, areawide employment jumped dramatically. During that year Broward Marine reopened its doors: Rich Products, Harbor Health Facilities, Paramount Tools and other area busi- nesses increased employment: a number of small businesses and two restaurants opened; and perhaps most significantly, Haworth Corporation expanded adding two new <;J.epartments. Contributing to this was the state and regional economic boom, and corresponding increases in construction and spending. Figure 3.2 illustrates this trend. Seasonal Employment Local employment increases each summer as tourists flood into the tri-community area. Figure 3.3 reveals the impact of tourism on employment in the tri-community area during the summer months. The high number ofjobs created during the summer months are primarily unskilled jobs in the service/retail sector, especially eating and drinking establishments and various other recreation-oriented uses. Figure 3. 4 reveals the explosion in summer employment for tourismrelated industries in Allegan County. This increase creates a high demand for teenage employees. Tri-community area businesses note the difficulty of filling these Jobs, and the need to import seasonal labor. This is yet another impact of the demographic make-up of the area (i.e. the low number of teenage children). New industry and affordable housing in the area could attract families with children who, in tum, could staff area businesses during peak summer months. TAX BASE Residential uses make up the bulk of the area's tax base. Commercial uses provide 33% . Tri-Community Comprehensive Plan �3-6 of the City's real property SEV, while it provides a much smaller proportion of the (real) property tax base for the Township and Village of Douglas. Agriculture is the next highest SEV category, providing a 1988 SEV of $2,661 ,790 (see Figures 3 .5 & 3.6). Figure 3 .7 illustrates changes in annual real property SEV between 1980 and 1987 for the tri-community area. The sharp drop in SEV for the Township between 1984 and 1985 was caused by the incorporation of Saugatuck as a City and its subsequent removal from the Township's tax base. SEVs are also shown for the Township minus the Village(s) . The figure shows that each jurisdiction has experienced tax base growt h since 1980. The City of Saugatuck has shown strong tax base growth and a Jump in its tax base between 1983-84 after it incorporated. More complete information on annual Sev's and 1988 breakdowns can be found in Appendix B. INCOME Between 1979 and 1985, census estimates show a dramatic rise in per capita income in the Village of Douglas- an increase of 4 7 .4%- mak- TABLE 3.5 AVERAGE ANNUAL UNEMPLOYMENT RATE County lli-Community 1982 1983 1984 1985 1986 1987 1988 15.2 14.7 10.8 11.3 6.5 5.8 5.2 14.8 14.3 10.5 10.9 7 .3 5 .6 5.1 TRI -COMMUNITY AREA (1980-87) 60 M 40 = - ELI 0 N 7.6 per capita income in Allegan County. Saugatuck Township rose from 7th to 6th place with a 40.4% increase in per capita income. The City of Saugatuck occupies a strong second place with a 39.9% increase, although it has given up first place to Laketown Township. Table 3.6 shows this comparison. (Per capita income in 1979 was $7,688 for the state and $6,744 for the county; in 1985 it was $10,902 for the state and $9,346 for the county.) 70 v 9 .9 8 .8 8 .2 ing it one of the top ten communities in terms of ANNUAL REAL PROPERTY SEV 50 15.5 14.2 11.2 Source: MESC, Bun:au of Rcscan:h & Statistics, Field Analysts Unit FIGURE 3.7 S~ State s 30 Saugatuck Douglas r:zz:z:z:z:>I Township* - Township** 20 10._f:;~~::::::::--,----.----. 1980 1981 1982 1983 1984 1985 1986 1987 YEAR * not including Village(s) ** including Douglas through 1987 and Saugatuck through 1984. Tri-Community Comprehensive Plan �3-7 Table 3. 7 reveals selected income and poverty characteristics by jurisdiction in the trtcommunity area. Although the per capita income in the area has been consistently higher than that of the c;ounty. the median household income is lower. The median household income is the point at which 50% of the households earn more and 5()(% earn less. This figure is more representative of local trends as it is less easily distorted by a few high income wage earners. Poverty data correspond with median household income. As median income goes up, the proportion of those in poverty goes down. Despite its rapid growth in per capita income, the Village of Douglas has the lowest median household income and the highest percentage of poor in the region. Figure 3.8 reveals the proportion of those in poverty by age in 1979. The poverty level used by the 1980 census in recording this data was an annual income of $3,778 for those under 65, and $3,689 for those 65 and over. It reveals that a high proportion of the poor are elderly. especially in the Township. FIGURE 3.8 . . PERCENT IN POVERTY BY AGE TRI-COMMUNITY AREA (1980) mi TOWNSHIP 70 p E A C E N T ,. ■ CITY ~ VILLAGE •• ,. " LESS TtWII 5S ... §6.51 AGE TABLE 3.6 PER CAPITA INCOME ($), ALLEGAN COUNTY (TOP TEN) 1985 1979 Saugatuck Laketown Township Holland Gunplain Township Otsego Township Plainwell Saugatuck Township Allegan Township Leighton Township Fillmore Township Laketown Township Saugatuck Holland Gunplain Township Otsego Township Saugatuck Township Douglas Fillmore Township Plainwell Leighton Township 9031 8332 8125 8074 7437 7396 7286 7170 7051 7015 13,013 12,631 11,608 10,947 10,239 10,228 10,150 10,120 9,886 9,539 Source: 1985 Per Capital Income Estimates, U.S. Census Bureau TABLE 3.7 INCOME &: POVERTY CHARACTERISTICS TRI-COMMUNITY AREA ( 1980) Median HH income % in poverty Income 200% of poverty TOWNSHIP CITY VILIAGE COUN'IY 16,412 7 . 1% 74% 15,182 8.6% 75% 14,963 11.3% 73% 17,906 level & above Source: 1980 Census of Population Tri-Community Comprehensive Plan 8 .00.IO 71% �4-1 Chapter4 NATURAL RESOURCES AND THE ENVIRONMENT CLIMA1E Weather conditions affect the community's economic base. Variations in average conditions, especially during the summer months, can cause fluctuations in tourism and outdoor recreation activities, upon which the local economy is dependent. Prevailing winds determine lakeshore and sand dune erosion patterns. which impose limitations on development along the Lake Michigan shore. Below. in Table 4. 1, is relevant climatic information for the area. These conditions generally do not pose limitations on the area's growth except along the Lake Michigan shore, where natural forces can cause rapid and extensive erosion of beaches and sand dunes. The climate is also considered favorable for growing certain fruits, such as apples and blueberries. GEOLOGY The tri-community area is located on the southwestern flank of the Michigan Basin, which is a bedrock feature centered in the middle of the Lower Peninsula. The sandstone and shale bedrock is overlain by glacial deposits from 50 to 400 feet thick. There are no outcroppings of the bedrock and the proximity of the bedrock to the surface of the ground does not impose limitations for normal excavating or construction. Glacial deposits consist primarily of sandy lakebed deposits located between two major physiographic formations: the Lake Bor- der Moraine, which is adjacent to Lake Michigan, and the Valparaiso Moraine, which extends through the center of the county, from north to south. Oil and gas drilling in the area occurred mostly during the period from late l 930's to the early l 950's. At present. there are no producing wells in the tri-community area. TOPOGRAPHY Most of the tri-cornmunity area is relatively flat, but local variations in elevation of up to 150 feet exist in some places between uplands and the floodplain of the Kalamazoo River. There are also considerable local differences in elevation in the extreme northwest portions of the Township in the sand dunes between the Kalamazoo River and Lake Michigan. The highest point in this area is Mt. Baldhead, which rises 310 feet above Lake Michigan. Areas of abrupt local variations in elevation appear as dark areas on the topographic map (Map 4.1). Steep slopes present impressive scenery and pose increased maintenance and construction costs as well as safety risks. This is especially true with unstable landforms such as sand dunes. Generally, slopes exceeding 7% should not be developed intensively. while slopes of more than 12% should not be developed at all because of erosion and storm water runoff problems. TABLE 4.1 SUMMARY OF RELEVANT CLIMATE CONDITIONS CLIMATE VARIABLES AVERAGE CONDITION Coldest Months (January-February) Hotest Month (July) Annual Average Temperature Average Rainfall Average Growing Season Average Annual Snowfall Elevation Above Sealevel Prevailing Winds 23.3° F - 25.1° F 71.5° F 48.3° F 35.7 inches 153 days 79.7 inches 590 feet Westerly Source: USDA Soll Survey, Allegan County Tri-Community Comprehensive Plan EXTREME CONDITION -11° F - -35° F 96° F - 106° F �4-2 nGURE4.l FLOODPLAINS Areas adjacent to creeks, streams and rivers are susceptible to periodic flooding that can cause extensive damage to buildings and can pose a substantial threat to public health and safety. The U.S. Anny Corps of Engineers has mapped the boundaries of the 100 year floodplain in the tri-community area. Those boundaries are denoted by the shaded areas on Map 4.3 and is the area that would be inundated during an Intermediate Regional Flood. The Federal Flood Insurance Program has established guidelines for use and development of floodplain areas. Those regulations indicate that development in floodplains should be restricted to open space, recreational or agricultural uses. Installation of public utilities and permanent construction for residential. commercial or industrial uses should not occur in floodplain areas. KALAMAZOO RIVER BASIN Cl) ~ Ill ..J WE11ANDS Lake Erie DRAINAGE Most of the trt-community area lies within the Kalamazoo River Basin. which begins near Jackson and extends westward into the trt-community area (see Figure 4 .1). The extreme southwestern portion of the Township drains directly into Lake Michigan. All of the watercourses within the area drain into the Kalamazoo River. which flows westward through the middle of the Township and into Lake Michigan. Tannery Creek, Peach Orchard Creek, Silver Creek and Goshorn Creek are all short-run streams that flow into the Kalamazoo River. A network of County drains facilitates the removal of runoff from flat areas with poorly drained soils in the southern half of the Township. The sand and clay bluffs along Lake Michigan in Section 20 are being eroded by groundwater which flows through the sandy topsoil and onto the less permeable clay layer. The water flows out the side of the bluff, undennining the sandy upper layer. A County drain has been proposed which would be placed parallel to the bluff and collect runoff for discharge at one point into Lake Michigan. Most other areas of the Township drain fairly well. espec1ally Saugatuck and Douglas. All watercourses, including county drains, are found on Map 4.2. There are many wetlands in the trt-community area. Most are contiguous to or hydrologically connected to Lake Michigan, rivers, streams. or creeks. Wetlands arc valuable in storing floodwaters. recharging groundwater. and removing sediment and other pollutants. They are also habitat for a wide variety of plants and animals. including a large rookery of Great Blue Herons along the Kalamazoo River. Because wetlands are a valuable natural resource, they are protected by Public Act 203 of 1979. PA 203 requires that permits be acquired from the Michigan Department of Natural Resources (D NR) prior to altering or filling a regulated wetland. The Wetland Protection Act defines wetlands as "land characterized. by the presence of water at a .frequency and duration sufficient to support and that w1d.er normal ctrcumstances does support wetland vegetation or aquatic life and ts commonly referred to as a bog. swamp. or marsh and ts contiguous to the Great Lakes, an tnland lake or pond. or a river or stream." Regulated wetlands include all wetland areas greater than 5 acres or those contiguous to waterways. Wetlands which are hydrologically connected (Le. via groundwater) to waterways are also regulated. ActMtles exempted from the provisions of the Act include farming, grazing of animals, farm or stock ponds. lumbering, maintenance of existing nonconforming structures, maintenance or improvement of ex- Tri-Community Comprehensive Plan �4-3 TABLE 4.2 LAND COVER CODES FOR PROTECTED WETLANDS IN TRI-COMMUNITY AREA CODE DESCRIPTION 31 32 412 414 421 429 611 612 621 622 Herbaceous Rangeland• Shrub Rangeland* Upland Hardwoods Lowland Hardwoods Upland Conifers Lowland Conifers Wooded Swanps Shrub Swamps Marshland Meadow Mud Flats Source: Michigan DNR Land Cover/Use Classlftcation System • Wetlands are sometimes, but not always associated with these land cover types. !sting roads and streets within existing rightsof-way, maintenance or operation of pipelines less than six inches in diameter, and maintenance or operation of electrtc transmission and distribution power lines. Permits will not be issued if a feasible or prudent alternative to developing a wetland exists in such areas. An inventory of wetlands based on the DNR's land use\cover inventory are illustrated on Map 4.4 . Table 4.2 shows the land use \cover codes pertaining to regulated wetlands in the area. Herbaceous and shrub rangelands may not actually meet the statutory definition of wetland. so on site inspections will be necessary to establish whether a wetland indeed exists in such areas. Areas of hydric soils in the south-central part of the Township would be classified as wetlands if they were not in agricultural use and served by county drains. SOILS A modern soil survey was completed for Allegan County by the USDA Soil Conservation Service in March. 1987. The soil types present in the tri-community area shown on the map and table in Appendix D. Each soil type has unique characteristics which pose opportunities for some uses and limitations for others. The most important characteristics making the soil suitable or unsuitable for development are 11mitations on dwellings with basements. l1mitations on septic tank absorption fields. and suitability for farming. Soil limitations have been classified into three categories. which are described below. • Slight: Relatively free of limitations or limitations are easily overcome. • Moderate: Limitations need to be considered. but can be overcome with good management and careful design. • Severe: Limitations are severe enough to make use questionable. Large areas of soils in the Township have severe limitations on residential and urban development. The degree of soil l1mitations reflects the hardship and expense of developing the land. Fortunately, most of the soils which are not suited for residential development are also considered prime farmland soils by the U.S. Department of Agriculture. Basement Umitations Limitations for dwellings with basements are shown on Map 4.5. Some soils impose severe l1mitations on basements because of excessive wetness. low strength. excessive slope. or shrink-swell potential. These areas are found primarily in the northeast corner and in the southern half of the Township. Septic Limitations Soils in most of the tri-community area impose severe l1mitations on septic tank absorption fields for a wide variety of reasons. The permeability of soils in the area ranges from very poorly drained to excessively drained. There are only a few small areas which are neither poorly nor excessively drained, do not have a high water table, and are therefore well suited for septic tank absorption fields. These areas are located in the southeast corner of the Township and in the southwestern portion of Douglas. Most of the tri-community area that is likely to experience future growth has moderate to severe l1mitations for on-site septic systems. Map 4.6 shows the septic l1mitations for the area. This map suggests the need for municipal sewers to accommodate new development in many areas. The degree of soil l1mitations reflects the hardship and expense of developing that land for a particular use. Those soils classified as "severe" have varying degrees of development potential based on the nature of the limitation. Map 4.7 provides this more detailed analysis of severe 11mitations on septic tank absorption fields. The "severe" soils have been categorized as follows: Tri-Community Comprehensive Plan �4-4 A Sandy, moderate to rapid permeability B. Rapid permeability, wetness and high water table C. Wet, ponding, heavier (clay) soils, slow permeability D. Very wet soils, organics, wetlands, floodplains, unable to support septic fields. Soils in categories B and D are not able to support septic fields because of extreme wetness. Soils in category A are classified as "severe" by the Soil Consetvation Service, however the Allegan County Health Department considers them to have only moderate limitations for septic systems. They can be made suitable for development by increasing the distance between the septic system and the water table. Soils with moderate and slight limitations also appear on Map 4. 7. Soils that are most suitable for development. with respect to basement and septic limitations, are shown in Map 4.8. Some areas of the tri-community area have been designated by the Allegan County Health Department as unsuitable for new development without sewers. Among these areas are the Felkers Subdivision in Douglas, Blue Star Highway from Douglas south to the freeway exit, 129th Street south of Douglas, and along Old Allegan Road in Section 10 east of Saugatuck. Permits for commercial and single family uses have been denied in all of these areas due to on-site soil conditions. The Health Department has also outlined areas with particularly severe limitations for septic fields. These are in Sections 3 and 4 of the Township and the Goshorn Lake area, which have a highly permeable soils and a high water table, and large portions of the southern half of the Township, which have heavy clay soils. Health Department officials do not recommend further development of these areas without sewers. Standards for Septic Systems The Allegan County Health Department has established certain standards for septic systems. These standards apply somewhat different site characteristics when determining the degree of limitations for septic systems, compared to the Soil Conservation Service approach, which focuses on soil types and slope. Below is a review of these standards by development type. Single Family Residential Before a permit is considered, there must be four feet of dry soils between the bottom of the septic system and the water table. In addition, there must be one foot between the existing ground surface and the seasonal water table, and two feet between the existing ground surface and the clay. Special permits will be considered only if the site size is at least two acres and the septic system is put on top of four feet of sand. Residential sites that fail to meet those requirements, such as the small lots in Felkers Subdivision, will not be issued septic system permits. All Other Residential, Plus Commercial These fall under State guidelines of two feet between the existing ground surface and the water table and four feet of dry soil between the bottom of the septic system and the water table. No special permits are issued for these uses. Most of the land along the entire length of Blue Star Highway does not meet these State standards and has been denied commercial permits (refer to Map 4. 7a). Public sewers will be necessary. Hydric Soils Hydric soils are another limitation on development. They are very poorly drained, saturate easily and retain large quantities of water. If artificially drained, they are often suitable for farmland use. Map 4.9 shows where these soils are. In the tri-community area, most of the hydric soils are found near watercourses and correspond to present or former wetlands. There is a large area of hydrtc soils in the southwest portion of the Township which is currently being farmed. Residential, commercial and industrial development in areas containing hydric soils should be discouraged. Prime Farmland Prime farmland soil types have been identified by the Soil Consetvation Service as those best suited for food production: they require minimal soil enhancement measures such as irrigation and fertilizer. There is a very large area of prime farmland soils in the south central portion of the Township. These areas contribute significantly to the area's economic base. The loss of prime farmland to other uses results in farming on marginal lands, which are more erodible and less productive. Soils in prime farmland categories that have frequent flooding or seasonal high water table, such as those in the southern half of Saugatuck Township, qual- Tri-Community Comprehensive Plan �4-5 1fy as prime farmland because those limitations have been overcome by drainage. Unique farmlands are based on certain soil types as well as other factors, such as landscape position (proxiinity to water supply, orientation to sunlight, slope. etc.). moisture supply and present management practices. Prime farmland soils and unique farmlands are shown on Map 4.10. Unique farmland and lands enrolled in the Farmland and Open Space Preservation Program (PA 116 of 1974) are depicted on Map 5.3. GROUNDWATER Groundwater is an unseen resource and is therefore particularly vulnerable to mismanagement and contamination. Prior to the 1980's, little was known about groundwater contamination in Michigan, and some startling facts have recently been revealed. The leading causes of groundwater contamination in Michigan are from small businesses and agriculture. More than 50% of all contamination comes from small businesses that use organic solvents, such as benzene, toluene and xylene, and heavy metals, such as lead, chromium. and zinc. The origin of the problem stems from careless storage and handling of hazardous substances. On paved surfaces where hazardous materials are stored, substances can seep through or flow off the edge of the pavement. Materials can get into floor drains which discharge to soils, wetlands or watercourses. At present, groundwater is the only tapped source of potable water for the City of Saugatuck, the Village of Douglas and Saugatuck Township. The glacial drift aquifers in the area are especially vulnerable to contamination because of rapid permeability and high water table. In a local example, Douglas' municipal water supply has been contaminated by volatile organic compounds (VOC's). supposedly by an industrial site within the Village. Some areas without municipal sewer and water service are in danger of groundwater contamination due to septic systems, intensive development and a high water table. In the Goshorn Lake area, household wells are susceptible to contamination from septic systems due to intensive development and a high water table. The Allegan County Health Department recommends provision of public water and sewer to households in that area. Protection of groundwater resources is problematic because of difficulties in locating aquifers. Well depth records indicate the relative location of groundwater at particular points. According to well logs from Michigan Groundwater Survey (MGS) data, well depths range from 29 ft. in the north central area to 360 ft. in the extreme southwest comer of the Township. Soils most vulnerable to groundwater contamination are found on Map 4.11. Well locations are indicated by small triangles on Map 4.12. SPECIAL FEATURES Lake Michigan Shoreline and Beaches The entire shoreline, from M-89 to the sand dunes, is flanked by single family homes overlooking sand and clay bluffs. The Lake Michigan shoreline in Saugatuck Township is very susceptible to wind and water erosion during storms and high lake levels due to resultant wave action. The current closing of Lakeshore Drive due to bluff erosion is a graphic example of the power of wave action. These natural processes pose hazards to public health and safety. The Shorelands Protection Act of 1970 was enacted to identify areas where hazards exist by designating them and by passage of measures to minimize losses resulting from natural forces of erosion. High risk erosion areas are defined as areas of the shore along which bluffiine recession has proceeded at a long term average of 1 foot or more per year. The entire Lake Michigan shoreline in the trt-community area has been designated as a high risk erosion area, with some portions eroding at a rate of 1. 7 feet per year. Within the designated area, shown on Map 4.13, alteration of the soil, natural drainage, vegetation. fish or wildlife habitat. and any placement of permanent structures, requires a DNR review and permit, unless the local unit of government has an approved high risk erosion area ordinance. Saugatuck Township has such an ordinance. while Douglas and Saugatuck do not. Sand Dunes The sand dunes along Lake Michigan 1n the northwest corner of the Township represent a unique and fragile phystographic formation and ecosystem that is very susceptible to wind and water erosion, and destruction due to careless use or development. The dune area which is in Saugatuck Township and the City of Saugatuck has been identified by the Michigan Department of Natural Resources (DNR) as a critical dune area, subject to protection under the Michigan Sand Dune Protection and Management Act, PA Tri-Community Comprehensive Plan �4-6 222 of 1976. The designated critical dune area is shown in the shaded region of Map 4.14. Recent legislation (PA 147 & 148 of 1989) provides for additional protection of critical dune areas. Under these Acts, all proposed commercial or industrial uses, multifamily uses of more than 3 acres. and any use which the local planning commission or the DNR determines would damage or destroy features of archaeological or historical significance must be approved by the State. Single family residential development is to be regulated at the local level. The law prohibits surface drilling operations that explore for or produce hydrocarbons or natural brine as well as mining activities (except in the case of permit renewals). The legislation also imposes certain standards on construction and site design in critical dune areas. Site design and construction standards for sand dunes should be enhanced at the local level to prevent further deterioration of this fragile environment. Areas needing special attention in such standards are vegetation, drainage and erosion protection. WOODLANDS The wooded areas of the trt-community area are a mixture of hardwoods and conifers. Large areas of upland hardwoods are found in the sand dune areas, along Lake Michigan, and in the northeast quarter of the Township. A large area oflowland conifers exists in the southeastern portion of the Township east ofl-196. Other smaller patches of upland and lowland hardwoods and conifers are scattered throughout the area, as shown on Map 4.15. Mature trees represent a valuable resource in maintaining the aesthetic character of the area, not to mention their overall importance to wildlife and the natural environment. In particular, the wooded sand dunes along the Kalamazoo River and Lake Michigan, and those buffering adjacent uses from I-196, are especially important. They should be managed to insure their long term existence. Tri-Community Comprehensive Plan �N A 0 4,000 Scale 1" ~- 8,000 ~ ! .) ;<~~:J::fJ~/~ tl .:.:;·:·.· = 9060 ft !. J 1• ~ -::::____..,, ~- ··___:. ,, ·,, :.r::~-~~?Sv :~:-,·-:;\~:-.: ~;;:::::·:::/~·'(:\[; ... 11 MAP 4.1 TOPOGRAPHY Tri-Community Contour interval is ten feet Darker lines are 50 foot contours August 1989 DATA SOURCE: USGS Quadrangle Maps Planning & Zoning Cenler Inc, Lansing, Ml �+ ... N A 0 4,000 Scale 1" 8,000 = 9060 ft ~ ! - 25 i 28 : L.~. - r : 33 MAP4.2 WATERCOURSES [2] Lakes, rivers and streams □ Drains and intermittent streams August 1989 DATA SOURCE: MDNA Tri-Community Planning & Zoning Center Inc, Lansing, Ml �+ N A _J_ I 0 4,000 8,000 .. I 12,000 ft 13nto AVE , Scale 1" = 9060 ft ; ..... • 12. TM •vC. 25 • 27 33 35 T3N,R16W 11- 89 MAP 4.3 FLOODPLAINS ■ 100 Year Flood Area ~ 500 Year Flood Area August 1989 DATA SOURCE:MDNR Tri-Community Planning & Zoning Center Inc, Lansing, Ml �N A 0 4,000 8,000 Scale 1" = 9060 ft MAP 4.4 WETLANDS Jill II II Lowland Hardwood Lowland Conifer Wooded Swamp August 1989 II • ■ DATA SOURCE: MDNR Tri-Community Shrub Swamp m Marshland Meadow & Mud Flats Herbaceous Rangeland Shrub Rangeland Planning & Zoning Cenll8r Inc, Lanling, Ml �N A 0 4,000 8,000 Scale 1" = 9060 ft MAP 4.5 BASEMENT LIMITATIONS ■ II Severe llIIIl] Moderate Wetland Soils cm ~ Slight ~ Sand Dunes . August 1989 Tri-Community Excavated ' DATA SOURCE : USDA Soil Survey, Allegan County: Planning & Zoning Center Inc, Lansing , Ml �N A ,..____ 0 4,000 Scale 1" 8,000 = 9060 ft MAP4.6 SEPTIC LIMITATIONS ■ II Severe mm Moderate ~ Wetland Soils Lill. Slight ~ Sand Dunes August 1989 Tri-Comm unity Excavated DATA SOURCE: USDA Soil Survey, Allegan County : "' ,, Planning & Zoning Center Inc, Lansing , Ml �N A 0 4,000 Scale 1" 8,000 12,000 ft = 9060 ft MAP4.7 SEPTIC LIMITATIONS e ~ Sandy, moderate to rapid permeability f6lj ~ Rapid permeability, wetness j11~1~jSlight Limitations II.II Wet, ponding, heavier ■ Excavated =: of highwater table 118& clay soils,slow permeability August 1989 fmm Moderate Limitations DATA SOURCE : USDA Soil Survey, Alleg. Cnty Hitt, Dept Tri-Community Sand Dunes Wetland Soils Very wet soils, organics, wetlands, floodplains Planning & Zoning Center Inc, Lansing , Ml �''I I I I I I I b i r-~ i' ' ./ 1 If I I I I I I I : == I -I ! -------- I - ---. -✓ - ----- / l 20 • .25 .. , 3' ~ - r-nL.i&Clllll ~---- ..:m~lllUA MAP 4.7 A Tri-Community ONSITE WASTEWATER TREATMENT LIMITATIONS l"lG. NO. 2 KAI ............. -..... -·-·- �N _, A 0 4,000 8,000 12,000 ft Scale 1" = 9060 ft - .- -- - ,. ---::;,-- ... :_../ ,l - ~- MAP 4.8 MOST SUITABLE SOILS 1111 Soils Most Suitable For Development ■ Excavated Areas August 1989 DATA SOURCE : USDA Soil Survey, Allegan County Tri-Community Planning & Zoning Center Inc, Lansing, Ml �N A 0 4,000 8,000 Scale 1" = 9060 ft MAP 4.9 HYDRIC SOILS ffll Hydric Soils ~ Wetland Soils August 1989 DATA SOURCE : USDA Soil Survey, Allegan County Tri-Community Planning & Zoning Cenlel' Inc, Lan1lng, Ml �N A ,-.-0 4,000 Scale 1" 8,000 = 9060 ft MAP 4.10 PRIME FARMLANDS 1111 Tri-Community Prime Farmlands August 1989 DATA SOURCE: USDA Soil Survey, Allegan County Planning & Zoning Center Inc, Lansing , Ml �N A r----• 0 4,000 8,000 Scale 1" = 9060 ft MAP 4.11 GROUNDWATER VULNERABILITY Tri-Community II Areas most susceptible to contamination ■ Excavated Areas ~ Wetland Soils August 1989 DATA SOURCE : USDA Soils Surwy & Alleg. Hlth Dept. Planning & Zoning Center Inc, Lansing , Ml �N A 0 4,000 8,000 Scale 1" = 9060 ft 0 A ! .. ... ! t :zeT t-t AVE. MAP4.12 WATERWELLS Tri-Community Well Location August 1989 DATA SOURCE :MI Groundwater Survey Planning & Zoning Center Inc, Lansing, Ml �N A .,: • ,..____ . •·: 0 4,000 8,000 12,000 ft Scale 1" = 9060 ft 0 ..: iN • " ' ' MAP 4.13 HIGH RISK EROSION AREAS Accretion Area . Tri-Community Numbers indicate accretion/recession rate in feet per year Recession Area August 1989 DATA SOURCE : MONA Planning & Zoning Center Inc, Lansing, Ml �N A % . 0 . ,..___ 0 4,000 8,000 12,000 ft Scale 1" = 9060 ft iN • '•'.> ·-- ··-..... t2aTt-t A.VIL t1 0 ...... ... 0 .,: • i • .......... N C, MAP 4.14 CRITICAL DUNE AREAS Tri-Community Critical Dune Areas August 198Q DATA SOURCE: MDNR Planning & Zoning Center Inc, Lansing , Ml �N A 0 4,000 Scale 1" 8,000 = 9060 ft Tri-Community MAP4.15 WOODLANDS II II f;Tiill a Lowland Hardwood Upland Conifer Upland Hardwood Wooded Swamp Lowland Conifer Shrub Swamp August 1989 DATA SOURCE : MONA Planning & Zoning Center Inc, Lansing , Ml �!S-1 Chapters EXISTING LAND COVER AND USE LAND USE/COVER DATA SOURCES Land cover and use refers to an inventory of existing vegetation, natural features, and land use over the entire trt-community area. This data was obtained in computertzed form from the Michigan Resource Inventory System (MIRIS) database. which is maintained by the Michigan Department of Natural Resources (DNR) . The data came from photo interpretations of aerial infrared photos by trained interpreters at the West Michigan Regional Planning Commission. The DNR will update this data every 5 years. Land cover and use categories included in the data are explained on the legend to Map 5.1. The wetlands and woodlands maps in Chapter 4 were also derived from this data. MIRIS data was supplemented by a thorough land use inventory of the tri-community area conducted in the summer of 1988. The inventory was based on ownership parcels and conducted both on foot, in urbanized areas of Saugatuck and Douglas, and through a "windshield survey" of outlying areas. The extsting use of every parcel was recorded and evaluated in combination with low-level aerial imagery available from the Allegan County Equalization Department and the MIRIS land cover/use map to prepare the existing (parcel-based) land use map (see Map 5.2). The following description is based on these maps and data sources and the USDA Soil Survey of Allegan County. Land use by category for the entire trt-community area is shown in Table 5.1. This information was derived from the aforementioned data sources and areas were calculated using CMAP computer mapping software. The predominant land use in the tri-community area ls agricultural, followed by single family residential. Vacant land comprises forty four percent of the total land area (street ROW's excluded). AGRICULTIJRAL The size of farms in Saugatuck Township ranges from over 300 acres to under 10 acres, with the average size being from 120-140 acres. Agricultural land in the Township is used pri- marily for crops and orchards, with some livestock. Prime Farmlands Prime farmland is generally concentrated in the south central part of the Township. Prime farmland is of major importance in meeting the nation's short and long term needs for food. Prime farmlands have been identified by the U.S.DA. Soil Conservation Service so that local governments can encourage and facilitate the wise use of valuable farmlands. Prime farmland ls that which ls best suited to food, feed , forage and oilseed crops. The soil qualities, growing season and moisture supply are those needed to economically produce a sustained high yield of crops. Prime farmlands are shown on Map 4. 10. TABLE '5.1 EXISTING LAND USE 1AND USE ACRES % 1LAMSROW- Residential single-family multi-family mobile home Commercial Industrial Institutional Agricultural Parks Golf Courses Boat Storage & Service Kalamazoo River Wetland Streets & Roads Vacant Commerctal/Residentlal TOTAL 1708 61 43 196 92 317 3938 311 240 70 9 .91% 0 .35 0 .25 1.14 0.53 1.84 22.84 1.80 1.39 0.41 1017 5.90 1602 7637 6.6 9.29 44.30 QJM 17239 100% • % of total land area minus street ROWs Tri-Community Comprehensive Plan �5-2 Unique Farmlands Lakeshore Area Unique fannland is land other than prime fannland for the production of specific highvalue food crops. such as vegetables, and tree, vine and beny fruits. Although these areas are not prime fannland, their unique quality and value to the local economy merit special consideration in land use decisions. They are shown on Map 5.3 with PA 116 lands described in the next section. The Lake Michigan shore is fronted by many large single family homes along Lakeshore Drive for five miles from M-89 to the City of Saugatuck. This area is characterized by scenic vistas of the lake and the bluffs. Large trees line the road and many homes are on wooded lots. Lot sizes average from 5-8 acres and many of the lots are very long and narrow. Kalamazoo River Michigan Farmland Preservation Act The Michigan Fannland Preservation Act of 1974 (PA 116) allows landowners to enter into a voluntary agreement with the State whereby the land will remain in agricultural use for at least ten years. In return. the landowner is entitled to certain tax benefits. The program has been effective in helping to ensure that suitable lands are retained for farming. There are over 1100 acres of PA 116 lands in the Township, most of them in the southern half. Most of the prime farmlands in the Township are not suitable for development because of soil limitations. However, there are some fannlands that are suitable for development. Alternatives to conversion of agricultural land should be considered when land use decisions are made. RESIDENTIAL Residential areas in the tri-community area vary widely in character between the rural areas of the Township and the urbanized areas of Saugatuck and Douglas. The majority of residential development in the Township is scattered along county roads and along the Lake Michigan Shore. Most resort-residential development in all three communities is located along the Kalamazoo River and Lake Michigan. Single family structures are the predominant residential type. The "hill" in Saugatuck and the neighborhood surrounding the Village Center in Douglas are other distinct residential areas. Most multiple family structures are concentrated in Saugatuck and Douglas. with only one such development in the Township (Section 3). There are four mobile home parks in the tri-community area: two in the Village of Douglas and two in the southern half of the Township. Some distinct residential areas existing within the three communities are described further below. Much of the area surrounding the Kalamazoo River east of Douglas is a wetland, unsuitable for residential use. The area is also wooded and is habitat to many birds and other wildlife. In some places. homes overlook the Kalamazoo River and Silver Lake (a shallow bayou connected to the Kalamazoo River). The character of the Kalamazoo River area is widely different from other residential areas of the township in that there are no farms or commercial/industrial development- aside from a marina in Section 23. Lot sizes in this area vary widely. Lots on the north side of Silver Lake tend to be very long and narrow and could pose land development problems if permitted to be subdivided any further. Rural Areas The rural areas of the Township are the southern agricultural, northeast, and riverfront - dunes areas. The southern agricultural area consists offarms. orchards. and a growing number of single family homes on large lots (10+ acres). Typically. these homes are located along the county roads at the perimeter of the sections. In addition to scattered development on large lots. there are several subdivisions. These are developments with 30 or less lots averaging approximately one acre each in size. The northeast area is a mix of woodlands and farms. with some steep slopes. Residences are mostly on large lots (40+ acres). with some on small lots within the large lots. Residences in the riverfront - dunes area north of Saugatuck are mostly on small lots fronting the Kalamazoo River. Most of that area is unspoiled wetland, dunes and beaches. Douglas Approximately 25 blocks of long-established neighborhoods surround the center of the Village of Douglas. These consist primarily of older homes with some homes less than 30 years old scattered throughout. Elsewhere in the Vil- Tri-Community Comprehensive Plan �lage. residential development is concentrated along Lakeshore Drive and along Campbell Road, 130th. Avenue, and Water Street. Saugatuck A majority of the homes in the downtown area are old and large, with some over 100 years old. These houses are increasingly expensive to maintain and to heat in the winter and are being adapted for profitable commercial use or for bed and breakfast establishments. Condominiums line the shore of Kalamazoo Lake along Lake St. and block a scenic view of the lake. Most of the City's year-round residents live above the steep ridge ("the hill") which separates the waterfront area from the rest of the City. Small cottages on very small lots line the west shore of Kalamazoo Lake along Park St. COMMERCIAL The major commercial areas in the trt-community area are in the northern part of the Township along Blue Star Highway. downtown Saugatuck, the Douglas village center, and in Douglas along Blue Star Highway. Blue Star Highway The commercial areas along Blue Star Highway represent an early form of scattered commercial strip development. Commercial strips are a haphazard form of development and often have inconsistent setbacks, an excessive number of driveways, excessive signs, poorly controlled ingress and egress, and are poorly designed with respect to the natural environment. These characteristics make the strip unattractive, environmentally incompatible, and potentially dangerous. The negative effects of commercial strip development can be mitigated by consolidation of driveways and parking facilities, grouping of stores into "mini malls", and site design standards which require that natural features be positively incorporated into new developments. as well as m1nim1zing "asphalt landscaping". Siting new development back from the highway would be a major improvement. Sixty five percent of the people responding to the 1988 Public Opinion Survey indicated that they did not want to see future strip commercial development in the future. Commercial uses along Blue Star Highway include restaurants, gas stations. boat service, motels, junkyards, a campground, small offices and a mixture of small retail establishments. Blue Star Highway from 130th. Avenue south to M-89 has a rural character with a combination of wooded areas. open land, scattered residential development, and a "you pick" bluebeny farm. Some highway oriented commercial uses are clustered around the interchanges with I196. Downtown Saugatuck Commercial uses in downtown Saugatuck are primarily oriented to tourists and seasonal residents. Many of the businesses occupy large. older residential structures. Others occupy the old and historic buildings lining Butler Street. This business district has few parking spaces due to the compact arrangement of the area's original design and heavy pedestrian traffic. Parking is a seasonal problem and a permanent solution has not yet been formulated. Businesses include bed and breakfasts, small and large restaurants. clothing, art galleries and numerous specialty shops, with boat service and marina facilities located along the waterfront. This commercial district ~as a unique historic character worth preseIVing and further enhancing and represents a great asset to the tri-community area as well as to the region and the state. Douglas Village Center This small retail area consists of restaurants, public and private offices and specialty shops and is used mostly by local residents. Uses include the Post Office, Village Hall, party stores, restaurants, beauty salon, police department. insurance, real estate and legal services, antique shops and the public library. Parking is located along both sides of Center St. and is adequate to meet current needs. There are several vacant lots and buildings in this area which could be used for new retail development. INDUSTRIAL Industrial development is limited in the tri-community area. Less than 1% of the total land area is devoted to industrial uses. Office furniture manufacturing and food processing are the two major industrial types in the area. There are also several small machine shops, and a luxury boat building establishment located near the mouth of the Kalamazoo River. A major deterrent to new industries locating in the area is lack of adequately sited land served with good public facilities (sewer and water). The trt-community area is located 150 miles from Detroit. 180 miles from Chicago and 36 miles from Tri-Community Comprehensive Plan �5-4 Grand Rapids along a major interstate highway. There is also a railroad within five miles. This is an advantageous location for small scale, light industrial development. IDSTORIC & ARCHAEOLOGICAL PEA1URES The tri-community area is rich in history and many historic and archaeologi.cal sites can be found throughout the area. Singapore. Michigan's most famous ·ghost town" and once a thriving lumber town, lies buried at the mouth of the Kalamazoo River. A plaque commemorating its existence stands in front of the Saugatuck City Hall. Historic and archaeological sites are designated by the Michigan Bureau of History. Historic Buildings and Sites The Michigan State Register of Historic Sites was established in 1955 to provide official recognition for historic resources in Michigan. Designated historic sites have unique historic, architectural, archaeological, engineering, or cultural significance. There are numerous State historic sites throughout the trt-community area. which are listed on Table 5.2. Old Allegan Road in Saugatuck Township is currently pending official designation as a State Historic Site. State historic site designation does not include any financial or tax benefits, nor does it impose any restrictions upon the owner of the property. Historic Districts The City of Saugatuck has also taken local steps to preserve its historic character. PA 169 of 1970 permits the legislative body of a local government to regulate the construction. demolition and modification of all structures within a designated historic district. The City of Saugatuck has established an historic district within the oldest part of the city. Within this district, construction. demolition and modification of structures must comply with requirements set forth in the zoning ordinance. Historic districts provide a means for the community to protect its historic resources from development pressures. Archaeological Sites Archaeological sites are of particular scientific value to the fields of anthropology, ecology and biology, and may have historic or ethnic significance as well. There are 120 archaeological sites scattered throughout the trt-community area, mostly related to Ottawa and Potawatomi cultures. Their exact locations have not been disclosed by the Bureau of History to protect them from exploitation. One of these sites, the Hacklander Site, located in Section 23, is listed on the National Register of Historic Places and has components representing Middle and Late Woodland periods. Recipients of Federal assistance must ensure that their projects avoid damage or destruction of significant historical and archaeological resources. The Mich- TABLE 5.3 STATE HISTORIC SITES DESCRIPTION SaUJ1atuck: All Saints Episcopal Church Singapore (Village Hall) LOCATION 252 Grand St. Marker on Village Hall on Butler St. Clipson Brewery Ice House - 900 Lake St. Twin Gables Hotel (Singapore Counby Inn is commonname) Horace D. Moore House 888 Holland St. Warner P. Sutton House 736 Pleasant fBeachwood Manor) St. Fred Thompson-Willliam 633 Pleasant Sorinl!er House St. Doutlas Dutcher Loda:e #193 Hall Asa Goodrich House Sarah Kirby House Sawratuck Townshl1> Shiver's Inn (historic name). Oxbow Inn (COIIllllon name) Hacklander Site (National Historic Site) 86 Center St. 112 Center St. 294 W. Center St. Built in 1860's, originally used as a resort during lurnbertng era. In 1910 Art Institute ci Chicago used it for summer art school Section 23 Source: Michigan Bureau of History Tri-Community Comprehensive Plan r �5-5 tgan Bureau of History reviews these projects to assess their impact on archaeological sites. The Bureau of History also recommend that those proposing development projects in Saugatuck Township contact the State Archaeologist to determlne if the project may affect a known archaeological site. This is particularly critical given the existence of Indian Burial sites in the area. If an important archaeological site will be affected. archaeologists will negotiate a voluntary agreement to preserve those artifacts. Th Bureau of History serves in an advisory capacity and has no legal authority to restrict development rights. Tri-Community Comprehensive Plan �Tri-Community MAP .5.1 LAND USE/COVER WATER URBAN . Lill ...... .,. .... """" ....... ...... ■ ••• ••• ... ~ 113 Slngle Family 115 Mobile Home 124 Neighborhood Business 126 Other Institutional 193 Outdoor Recreation FARMLAND □ ~ ~ ~ illlili RANGELAND II II WETLAND 611 Wooded Swamps 612 Shrub Swamps 621 Marshland Meadow 622 Mud Flats BEACH 21 Cropland 22 Orchards 52 Lakes ~ ~ 72 Beach At Riverbank 73 Dunes 31 Herbaceous Rangeland 32 Shrub Rangeland WOODLAND ~ 412} 414}Broadleaf II 421} 429}Conifers August 1989 DATA SOURCE: MDNR Planning & Zoning Center Inc, Lansing, Ml �Tri-Community LAND USE/COVER N A 0 4,000 8,000 Scale 1" = 9060 ft �Tri-Community MAP 5.2 EXISTING LAND USE ■ Single Family Residential - Agricultural - Orchard - mm Mulltiple Family Residential m~,, fiJ B Residential/Commercial ,,.,.,. Recreational Junkyard ■ Commercial ji!!! i!f' J!n;111 IT] Industrial ffillill Institutional II Vacant Boat Storage/Marina : : ] Wetland = D Water Agricultural August 1989 SOURCE : PZC Land Use Survey Planning & Zoning Center, Inc, Lansing , Ml �N A Tri-Community EXISTING LAND USE ... ~ 0 ~ 4,000 8,000 12,000 ft Scale 1" = 9060 ft Pl -. "" 1' ~I -J ~: I ..._ -J -- -,, ,ljlti t b I _II • I' t... �N A .,.._...,. 0 4,000 8,000 12,000 It Scale 1" = 9060 ft PA 116LANDS& 5 3 MAP · UNIQUE FARMLANDS ■ PA 116 Lands Tri-Community m Unique Farmlands August 1989 DATA SOURCE: MONR Planning & Zoning Center Inc, Lansing, Ml �6-1 Chapter6 PUBLIC FACILITIES AND SERVICES NON-PARK PUBUC FACil.JTIES A listing of all non-park public facilities in the tri-community area is found on Table 6. 1. This includes police and fire stations, municipal government offices, vacant lands and other public facilities. All are shown on Map 6. 6. UTILITIES Sewer and Water The Saugatuck-Douglas area sewer and water systems are managed by the Kalamazoo Lake Sewer and Water Authority, which is responsible for operation and maintenance and provides water production and wastewater treatment. Each community is responsible for providing and financing their own infrastructure. The KLSWA performs the construction work or contracts it out. The service areas for the sewer and water systems, shown on maps 6.1 and 6.2, extend only for very short distances into Saugatuck Township. The Township did not participate in initial construction of the water or sewer systems because of the disproportionate financial impacts on the few property owners who would have been served. In effect, the Township is not served by public sewer and water. This severely limits the growth potential for areas outside of Saugatuck and Douglas. due to the fact that the soils are not suitable for multi-family or commercial septic systems, and in many areas even residential development ts not appropriate except at very low density. If this continues, development in the tri-community area may be brought to a standstill because of a lack of developable land. Numerous engineering studies have been conducted which discuss various alternatives for improvement of utilities. These include using Lake Michigan for the municipal water supply and extending public utilities into the Township. Proposals must take into consideration the permanent population, seasonal population, number of daily visitors, and future industrial flow. Peak periods for public utilities in the tri-community area are more pronounced than in typical communities due to the relatively high seasonal and daily visitor populations. The costs of developing an independent utility system for Saugatuck Township are not considered feasible. The absence in all three jurisdictions of capital improvements plans for financing the needed improvements further complicates the matter. The recent decision by the Township to join the KLSWA is a step towards the obvious regional solution of the Township connecting to the existing Douglas and Saugatuck system. Water System The reliability of the water system depends on water supply sufficient to meet peak demands, storage capacity to provide fire flows for sufficient duration, adequate water pressure and distribution system loops. The existing system is deficient with respect to meeting peak demands. The water is not treated, except for chlorination and iron sequestering. Parts of the current water system date back to 1907 in Saugatuck, and to 1914 in Douglas. In addition, the water mains are old, small and substandard, leaks are a problem on older service lines, and there may be some unmetered taps. Growth is restricted in areas not serviced by the system and is limited overall at present because of insufficient pumping capacity. The existing water system also has many dead end lines. which are susceptible to water discoloration and development of tastes and odors due to stagnation. The best arrangement for water mainS is the gridiron system, where all primary and secondary feeders are looped and interconnected, and the small distribution mainS tie to each loop to form a complete grid. If an adequate number of valves are inserted, only a small 1 block area will be affected in the event of a break. A primary feeder from the Saugatuck wells to the system's primary 12" feeder loop has been installed, and all of the primary 12" feeder loop has been completed, including two river crossings. In 1984 and 1985. a one million gallon above ground storage tank was constructed, which allowed Saugatuck and Douglas to meet normal and fire protection demands. If Saugatuck Township is included in the system, the storage tank is adequate for fire protection Tri-Community Comprehensive Plan �6-2 TABLE6.l (NON-PARK) PUBLIC PROPERTY & PUBLIC FACILITIES INVENTORY NAME LOCATION SAUG. TWP. 36Center Township St., Douglas Hall Saugatuck Riverside Cemete Douglas Cemetery Douglas North annex cemete SAUGA1t!CK City Hall Maintenance bldg. Sand & salt storage Pump House #1 Pump House #2 Mt. Baldhead Park Butler St. comfort statoin Park St. comfort statlon Water St. comfort statlon Beach storage bldg. DOUGIAS Vacant lot 135th & Blue Star USE SIZE• 56'xl20' Twp offices, interurban of- (45'x64') flees. Douglas police. 2 rental apartments 1350'x730' Burial CONDITION VALUE Below average $175,000$200,000 Average 130th southside 130th northside Burial 690'x440' Average Burial 330'x530' Average 102 Butler City offices. council chambers Public works $475,000 Built 1882, remodeled 1989 Built 1985 $275,000 Built 1985 $25,000 3338WashingtonRd. 3338WashingtonRd. Maple St. Water Maple St. Water Built 1973 $80,000 Park St. Residence $94,000 Butler & Main Restrooms Remodeled 1978 Built 1988 Mt. Baldhead Restrooms Fair $6,400 Wicks Park Restrooms Fair $13,000 Oval Beach Storage, restrooms, concessison Poor $4,000 Dry $35,000 Corner Gravel storFeny&Cen- age ter $65,000 28,CXX> sq. ft. (1/2 acre+) Tri-Community Comprehensive Plan $97,000 �6-3 TABLE 6.1 (continued) (NON-PARK) PUBLIC PROPERTY&: PUBLIC FACil.ITIES INVENTORY LOCATION NAME USE Mixer & Cen- Library Library (Saugatuck- ter Sts. Douglas) Office, fire Spring & Fire barn Center Sts. barn SIZE• CONDITION Good 4327 sq.ft. (1 lot-8400 sq.ft.) Good 2560 sq.ft. (1/4 acre10,000 sq.ft.) 2432 sq.ft. Poor (1 3/4 acres80,000 sq.ft.) DPWbarn Water& Center Sts. Barn (launch ramp curently closed) Two DPWbarn Well housing combined Good bldgS=360 sq.ft. (land includes DPWbarn) None 66 sq.ft. wide Varied pumphouses &pumps 1/2 vacant street ends on K. River &Lake • Land Gerber. South, Fermont, Randolph, S encer =acres or square feet (Building VALUE $96,000 $100,000 Land is valuable, river frontage & walk be converted to park and/or marina $26,000 =square feet) for the near future, but additional capacity is needed if seIVice were extended to the southern portions of the Township. Recent chemical contamination of the Douglas municipal water supply has led to an overburdening of the City of Saugatuck water system, which is presently serving the entire network and is working at full capacity; 24 hours per day during peak months. This has led to restrictions on non-essential uses such as lawn sprinkling, car and boat washing, and has reduced the minimum resetve needed for fire protection (600,000 gallons) down to 2/3 of the needed amount. A moratorium has been inlposed on new development other than one or two family dwellings. The pumping capacity of both wells has dropped due to depletion (drawdown) of groundwater. Communications from the Michigan Department of Public Health have demanded that substantlal progress be made towards a solution to the water supply problem in the near future. The Health Department has also questioned the usefulness and reliability of both Douglas wells because well # 1, which is out of use, is contaminated, and well #2, which is used for emergency purposes only, may become contaminated through further use. As a result, alternatives for addiUonal water sources are currently under review, with Lake Michigan and the City of Holland water system being considered the most viable options. Engineering studies have indicated a cost of nearly $4. 5 million for construction of a Lake Michigan water treatment facility which would provide a clean and abundant source of water. A large seIVice area, formed by including large portions of Saugatuck Township, would reduce the per capita cost burden on users. This facility would be capable of pumping 3 million gallons per day, which could setve the needs of all three communities well into the future. This, combined with a desire to retain local control over the water system. Tri-Community Comprehensive Plan �6-4 makes using Lake Michigan water the favored alternative. Sewer System Wastewater treatment is provided at a treatment plant located in Saugatuck Township north of the Kalamazoo River. The facility was constructed by the City of Saugatuck and the Village of Douglas in 1980. The treatment system provides biological and clarification processes for the reduction of BOD (biochemical oxygen demand) and suspended solids, including chemical precipitation for the reduction of phosphorus from fertilizers and detergents. The plant has two aerated lagoons and was designed for incremental addition of lagoons to accommodate increased wastewater flow. The facility was designed for heavier BOD loading than other facilities its size, in order to accommodate a pie factory and thus may not need more capacity of that type for many years. The discharge is to the Kalamazoo River on the north side of Saugatuck. In 1957, many of the storm sewers in the City of Saugatuck were converted to sanitary sewers. This system was expanded in 1979 with PVC pipe, and some improvements were made to the old system. The sewer system in Douglas was built entirely since 1978. The two jurisdictions merged their facilities in the late 1970's to form the KLSWA. There has been some infiltration into the system from groundwater due to bad manholes, pipe, and roof drains. The impacts of this infiltration were most pronounced when Lake Michigan water levels were high. The capacity of the sewer system is sufficient to meet the needs of Saugatuck and Douglas until approximately 2008. The capacity of the wastewater treatment facility would have to rerated to 1.2 MGD for the Township to use the system until 2008. Thirty year projections for TABLE6.2 PROJECTED SAUGATUCK TOWNSHIP WASTEWATER FLOWS AVERAGE DAY - MGD PERIOD Immediate 10-year 20-year 30-year NORlli 0.07 0.28 0.43 0.65 sot.rm 0.05 0.19 0.31 0.53 TOTAL 0.13 0.47 0.74 1.18 wastewater treatment for Saugatuck Township include extending service to the south lakeshore residential area and the area of the Township northeast ofl-196. They are shown in Table 6.2. The treatment facility was designed for a twenty year planning period through 1998, based on a population tributary of 7,695 and a wastewater flow of 0. 75 million gallons per day (MGD) . The treatment facility is rated at 0 .8 million gallons per day by the Michigan Department of Natural Resources (MDNR). The facility was designed for a peak flow of 2 MGD. The present average flow is 0.4 MGD. A larger flow can be accommodated by increasing hours of operation, provided that the lagoons can treat the sewage well enough. An engineering study in 1987 determined that August (maximum day was Aug. 14) ts the month of peak flow for wastewater, with 0.598 MGD. Based on the study, the treatment facility operated at 75% of flow capacity, 55% of BOD capacity, and 300A> of suspended solids capacity. Existing effiuent quality and treatment efficiency was found to be excellent. Increasing the rated capacity of the facility to 1.2 MGD with two aerated lagoons would accommodate all three jurisdictions through 2008 and possibly beyond. Pursuing this option would require detailed preparation of data accompanied by a formal request to the DNR from the KLSWA. Further capacity could be obtained by adding another aerated lagoon, estimated to cost $900,(X)() in 1987. The two basic alternatives for expanding the wastewater collection system in the Township are pressure sewers and gravity sewers. Pressure sewers are generally used where topography or spacing between services prohibit the use of gravity sewers or where high water table and difficult soil conditions prevail, such as in the tri-community area. These systems have lower construction costs and higher maintenance and operation costs than gravity sewers. Gravity sewers are the most common in use due to their minimal operation and maintenance expense. However, the cost of initial construction can be substantial for small communities, especially if construction costs are further aggravated by difficult topography and soil conditions. In addition, it is rare that an entire community can be served by gravity sewers. The existing system 1n Saugatuck and Douglas is a gravity system, with local areas of pressure. Source: Saugatuck Township Area Utility Service Study, Maren 1988. Tri-Community Comprehensive Plan �6-15 Storm Sewers There are very few mapped stonnwater drains in the tri-community area. Drainage has not been a significant problem in most developed areas bec~use of sandy, high permeability soils and lack of large paved areas. There are suspected to be some stormwater drains, individual residential and business gutters flowing Into the sanitary sewer system which need to be removed. Efforts are currently underway to improve stormwater drainage. County Drains County Drains are found throughout the tri-community area, but mostly in the southern portion of the Township. A network of drains in Sections 27, 28, 34, 35 and 36 facilitates the removal of water from an area of poorly drained soils which is used as farmland. Toe Allegan County Drain Commission recently added four new drains along the Lake Michigan shore in Sections 20 and 29. These drains are needed to stabilize sand and clay bluffs along Lake MichTABLE 6.3 COUNTY DRAINS DRAIN NAME Silver Creek Drain Ash Drain Mead Drain Golf Drain Falconer Drain Barr Drain Terrill Drain Rose Drain Rose Marsh Drain Wadsworth Drain Ruplow Drain Nuckelbine Drain Hudson Drain Kerr Drain Herring Drain Jager Crane Drain Warnock Drain Lakeshore # 1 Lakeshore #2 Lakeshore #3 Section 20 interceptor LOCATION Sections 2. 11 Section 12 Section 12 Section 3, Saugatuck Section 10 Section 10 Section 35 Section36 Section36 Section 27 Section 27 Section 27 Section 33, 34 Section 29 Section 20, 21 Section 20, Douglas Section 20. Douglas Section 20, 29 Section 29 Section 20, Douglas Section 20 igan, which are being eroded by groundwater. Other County drains in the area are located in the northeast corner of the Township, east of Saugatuck and south of Douglas. County drain names and locations are shown on Table 6.3. Gas, Electric and Telephone There are no major gas or oil pipelines in the tri-community area. Gas service is provided by Michigan Gas Utilities Company and approximate locations of gas mains are shown on Map 6.3. There is one major 760 kilovolt electric transmission line which crosses the extreme southeast corner of the Township. Electricity in the tri-community area is provided by Consumers Power Company. Telephone service is provided by General Telephone and Electric Co. (GTE). TRANSPORTATION Transportation facilities within the trt-communtty area include streets and roads and a public transportation system (Interurban). Toe trt-community area is served by a major Interstate highway (I-196) and by a State highway (M-89). Blue Star Highway, part of the Great Lakes Circle Tour, is the other major highway serving the area. Toe nearest railroad is the Chesapeake and Ohio RR, which runs north and south one mile east of the Township boundary. Kent County International Airport is within 50 miles and is served by 3 major airlines. with 126 flights per day. Toe area is also served by Greyhound Bus Lines. Transportation facilities are important in stimulating growth for the tricornrnunity area and its location is an asset for attracting further economic and industrial development. Streets and Roads Streets and roads are classified according to the amount of traffic they carry and the nature of the traffic. Four common categories are local streets. collectors, local arterials, and regional arterials. Local streets typically provide access to residences, with speeds from 20 to 25 mph (Mason St.). Collectors connect local streets to arterials and speeds average 25-35 mph. (Center St.). Local arterials facilitate larger volumes of traffic which originates and terminates within the trt-communtty area, with a trip length of ten miles or less and an average speed of 35-45 mph. (Blue Star Hwy.). Regional arterials are typically used for high speed through traffic, and access to the roadway is usually Tri-Community Comprehensive Plan �6-6 TABLE 6.4 EXISTING TRAFFIC COUNTS VOWME DATE LOCATION 4L3L78 Blue Star & 64th 130th E &Wof Blue Star Blue Star& 129th 1959 & 1968 (same count) July 1987 (2 c:Ufferent days) 1969 5,319 368 10,575 8,256 336 Old Allegan, east of Blue Star 130th & 70th, east 285 1982 of I.akeshore Dr. 7,018 North 135th at July 1987 Blue Star (northbound) 129th at Blue 6,192 July 1987 Star (northbound) 10,861 October 1985 Center at Blue Star limited (1-196). Locations of collectors, local arterials and regional arterials are shown in Map 6.4. Each class of street has an important function in maintaining the efficient flow of traffic and it is essential that adequate transportation facilities exist or can be efficiently provided. Some up-to-date traffic counts for Blue Star Highway are available. A recent count for Blue Star Highway at two intersections in the Township only considers northbound traffic, missing traffic entering Saugatuck from exit 41 onl-196. Other existing traffic counts for area roads are inadequate for planning purposes. Accurate and up-to-date traffic counts are needed in order to make some decisions pertaining to priorities for road improvements, monitoring of flows, evaluating impacts of proposed new development, and projecting future traffic conditions. Table 6.4 shows what very limited information is presently available from the County Road Commission. PA 51 of 1951 provides for the classification of all public roads, streets and highways for the purpose of managing the motor vehicle highway fund. The classifications which pertain to the tri-community area are "County-Wide Primary Road" and "County-Wide Local Road" in Saugatuck Township, and "Major Streets" and "Local Streets" in Saugatuck and Douglas. These roadways are shown in Map 6. 5. Funding is provided to cities and villages for street maintenance and construction based on the number of miles of streets by class, within each commu- nity. Roads in the Township are managed by the Allegan County Road Commission, which also receives PA 51 funds based on the mileage of roads in each class under its Jurisdiction. Lakeshore Drive Lakeshore Drive provides a scenic link between areas along the Lake Michigan coast. High water levels on the Great Lakes, combined with storms, resulted in powerful wave action which undermined sand and clay bluffs along the shore, causing them to collapse. Because of its close proximity to these bluffs, the road has washed out in two places, one in section 20 which is impassable, and one south of Douglas which has only one lane passable. School buses are not allowed to travel on some segments of the road because of poor and unsafe conditions. The Allegan County Road Commission allocated $260,000 to test the effects of concrete for accretion technology along the shoreline. The erosion barrier was installed in two locations and is having a minimal effect on the shoreline. Cost estimates for rebuilding Lakeshore Drive are at approximately $3.8 million (1988). This would involve relocation of portions of the road and implementation of erosion control measures. Blue Star Highway Blue Star Highway serves as a local arterial. Numerous problems inhibit it from performing that function effectively. Access to commercial and industrial establishments along arterial roads should be controlled by curbing. At present, there is virtually no controlled access in these areas on Blue Star Highway, and wide driveways and open shoulders lead to an elevated risk of accidents. There are no designated pedestrian traffic areas or bike paths. causing pedestrians to use the shoulder, unsafely. Widely varying speed limits between the Kalamazoo River bridge and the exit from 1-196 at the northern boundary of the Township make it difficult for motorists to travel the road without violating the speed limit. The roadway needs to have more than two lanes, especially if future development is to occur. The Township has paved the shoulders, and these are often mistaken for actual lanes, which poses a safety hazard. The possibility of creating a boulevard along Blue Star Highway was discussed at town meetings. Variations of this concept could improve appearance, safety and traffic control. There is no cooperative maintenance arrangement among the three jurisdic- Tri-Community Comprehensive Plan �6-7 tions for Blue Star Highway and the County Road Commission, yet the roadway needs repairs and resurfacing. Very little useable traffic count information is available, making it difllcult to assess where needs are greateM so that improvements can be prioritized. Traffic may be higher in some segments than in others, indicating which speed limits and whether other traffic control measures are necessary. The intersection with Lake Street in Saugatuck is hazardous in poor weather conditions and visibility or signaling should be improved. The entrances into the tri-community area from Blue Star Highway do not present visitors with positive first impressions. This is especially true if entering the area from the north, through section 3 of the Township. Over 6()0A, of people responding to the public opinion survey noted that the appearance of the highway needed improvement. Interurban The Interurban is the area's public transportation system and is funded in part by a 1 mill assessment. The service was started in May 1980 as a two year experimental project and was initially funded at lOOo/o by the State. Following the experimental period. some of the cost burden was borne by the tri-communities through a the 1 mill assessment. The system has four buses and in 1988 there were approximately 37,000 riders. A new maintenance facility in Douglas, to be completed in the spring of 1990, is being constructed at a cost of $211,000 entirely with state and federal funds. It is possible that the Interurban could be used to shuttle people to Saugatuck from remote parking facilitates and ease the parking burden there. The Interurban is governed by a board consisting of members from all three communtties. POUCE, FIRE AND EMERGENCY SERVICES Police Police protection for the tri-communtty area is provided by the Allegan County Sheriff Department and the Michigan State Police, and by local departments in Saugatuck and Douglas. The State Police maintains the Saugatuck Team post north of the Township on 138th. Avenue in Laketown Township. The facility has one lieutenant, one sergeant, seven troopers and eight patrol cars. The Allegan County Sheriff Department operates a satell1te post in Fennville which serves the area. The State Police and the Sheriff respond upon request to calls in all three Jurisdictions. The Township also has a constable who performs bar checks and serves zoning violations. The Village of Douglas maintains its own police department, which is housed adjacent to the Saugatuck Township hall on Spring Street. The department has one patrol car and three full time police officers. There are also three officers on reserve. The police department plans to have two patrol cars by the summer of 1990. The City of Saugatuck maintains its own police department, which is housed in the City Hall at 102 Butler Street. The department has two patrol cars and two full time police officers. including the Police Chief. There are also five part-time police officers. Extra demand for services occurs during the summer. particularly during festivals and holidays. Fire Saugatuck, Douglas and Saugatuck Township are included in the Saugatuck Fire District. This district is managed by a five member Fire Authority. Saugatuck, Douglas and Saugatuck Township each appoint one person to the board. These three then appoint two other people from the area at large, subject to approval by the three communities involved. The Saugatuck Fire District has 35 volunteer personnel, including the fire chief. There are two fl.re stations, one located in downtown Douglas (47 W. Center) and another in Saugatuck Township near the intersection of Blue Star Highway and 134th Avenue. The latter is a new building designed to house six vehicles, offices and a meeting room with 9,600 square feet. It is located adjacent to the existing Maple Street facility. The Fire District maintains eight vehicles and one vessel: • 1975 Chevy Pumper • 1981 International Pumper • 1968 International Pumper • 1959 Ford Pumper • 1949 Seagrave Aerial • 1977 GMC Step Van • 1985 FWD Tanker • 1985 Karavan Trailer • Boston Whaler boat with pump Emergency Services Ambulance services are provided by the Fennville Fire District and by Mercy Hospital in Grand Rapids, dispatched from Holland. The Saugatuck Fire District maintains a first re- Tri-Community Comprehensive Plan �6-8 sponder unit with 11 volunteers because of the distance from ambulance services. The first responder unit appears to average about 10 calls per month. SCHOOLS Three school districts serve the tri-community area; Saugatuck. Fennville, and Hamilton school districts. (See Map 2.1). Approximately half of Saugatuck Township, and all of Douglas and Saugatuck, are served by the Saugatuck district, with the southern portion of the Township being served mostly by the Fennville district and the extreme northeast portion of the Township served by the Hamilton district. The Saugatuck school system operates two facilities. Douglas Elementary School accommodates grades K through 6, and Saugatuck High School accommodates grades 7 through 12. Enrollment is approximately 550 students and has declined by 34% since 1973. The Fennville system has an elementary school (K-6) and a high school (7 12), with an enrollment of approximately 1600 students. Enrollments in the Fennville system are stable and range from 1550 to 1650 students per year, with less than 25% of the students coming from Saugatuck Township. The Hamilton district operates four elementary schools (K-6) and one high school (7-12). Enrollment is near capacity, with 1900 students. The district has been experiencing a 4-5% annual increase in enrollments in recent years. The school districts serving the area, especially the Saugatuck district, appear to have some capacity for accommodating increases in the school age population. Furthermore, the part of the trt-community area served by the Saugatuck school district is that which is most suitable for new growth. TABLE6.5 TONS GENERATED PER DAY BYLAND USE SOURCE QUAN111Y (PER DAY) Residential Commercial Industrial Other Not Collected -0.5 NETTOTAL 11.3 6.5 2.8 1.8 0.7 Source: Allegan County Solid Waste Plan SOLID WMm DISPOSAL PA 641 of 1978 requires that every county prepare both a short term (5 year) and long term (20 years) solid waste management plan. The plan must be approved by the County Planning Committee, the County Board of Commissioners and by at least 2/3 of the municipalities in the county. The Allegan County Solid Waste Plan dates from 1983 and covers a twenty year planning period. It is presently being updated. The County generates about 220 tons per day of solid waste and has to rely on landfills outside of Allegan County. Solid waste removal in the tri-community area is handled entirely by private haulers. The waste stream from the County, and thus from the area, is expected to increase due to population and tourist increases brought about by the area's shoreline, natural attractions, and proximity to Grand Rapids. The Saugatuck area is defined in the Solid Waste Plan and encompasses Saugatuck Township, Saugatuck and Douglas, as well as small portions of the adjoining communities. The Saugatuck area currently generates 11.3 tons of solid waste per day. In some outlying rural areas, 5-100/4 of the residential waste generated is disposed of or recycled on site. In urban areas, approximately 5% of residential waste is being recycled or scattered by indMdual efforts. The contributors to the solid waste stream by land use are shown in Table 6.5. Table 6.6 shows the results of a study conducted by the Northeast Michigan Council of Governments (NEMCOG) in the early 1980's. The study involved counties with both urban and rural characteristics, much like the tri-community area. Solid waste generated has been broken down into specific categories. The numbers probably do not match the actual breakdown of solid waste components in the trt-community area, but give a rough estimate of the components. Per capita waste generated from various land uses is shown in Table 6. 7. The Allegan County Solid Waste Plan projects that solid waste output for the Saugatuck area will increase by 32% by 2000 to 14.95 tons per day due to projected population increase. The goals and objectives of the plan focus on reducing the waste stream through separation and recycling, using private haulers for waste collection, recovering energy from the solid waste stream and providing the public with opportunities to develop solutions for solid waste disposal problems. A recycling center is Tri-Community Comprehensive Plan �6-9 TABLE 6.6 SOLID WASTE COMPOSITION 1YPE POTSW • Percentage(%) 44.8 9.2 3.5 4.1 4.2 11.5 2.2 3.0 82.5 Combustible Wastes ' Paper Plastics Wood Yard Wastes Textiles Food Wastes Rubber Misc. Organics TOTALS Noncombustible Wastes Glass Ferrous Aluminum Other nonFerrous Misc. Inorganics TOTALS 5.3 6.6 0.8 0.5 4.3 17.5 • Proportion of Total Solid Waste Source: Allegan County Solid Waste Plan munity area are concerned, State regulations prohibit operation of a new landfill on: • Land considered by the DNR to be a State recognized unique wildlife habitat. •Landin the 100 year floodplain. • Prime agricultural lands. • A DNR designated and officially mapped wetland. • So close to an historic or archaeological site that it can be reasonably expected to produce unduly disturbing or blighting influence with permanent negative effect. • In a developed area where the density of adjacent houses or water wells could be reasonably expected to produce undue potential for groundwater contamination. Due to the presence of many wetlands in the area (Map 4.4), many prime agricultural lands (Map 4.10). numerous archaeological sites. land in the 100 year floodplain (Map 4 .3). critical dune areas (Map 4.13). and areas susceptible to groundwater contamination (Map 4 .11). not much is left for potential landfill sites. Furthermore, most of those sites which may be environmentally suitable for landfills have already been developed. Thus it is not likely that a landfill will be located in the area. TABLE 6.7 PER CAPITA WASTE GENERATED USE Residential Commercial Industrial Average Overall QPE • (LBS. PER DAY) 2.9 5.75 10.6 4.7 • Quantity Per Employee Source: Allegan County Solid Waste Plan currently in operation on Blue Star Highway adjacent to I-196 and exit 41. The center is partially funded by Saugatuck. Douglas and Saugatuck Township and ls very well used. Allegan County Resource Recovery maintains the facility, which collects newspapers, plastics, glass, aluminum and brown paper bags. Pickup of metal appliances and tires is also possible by contacting the center. The recycling center was started in 1984. The Saugatuck Township Landfill (public). located in Sections 10 and 11, was closed in 1984. As far as new landfills within the tri-com- Tri-Community Comprehensive Plan �N A ,..____ 0 ,4,000 8,000 12,000 It Scale 1" • 9060 ft MAP6.1 WATERSVSTEM I# IWater Mains ■ ~ Tri-Community Reservoir Proposed Water Intake & Treatment area Io;e Q'0 I Existing Well Locations August 1989 DATA SOURCE: Williams & Works , Inc. Grand Rapids Planning & Zoning Center Inc, Lansing , Ml �--------------- - N ---------- -........04...0 Ct--•/ A I ----- ---) I I I MAP 6.2 SEWER SYSTEM Tri-Community I~ISewer Lines 1,1 Discharge Line August 1989 DATA SOURCE: Williams & Works , Inc. Grand Rapids Planning & Zoning Center Inc, Lansing, Ml �N A 0 4,000 8,000 12,000 ft Scale 1" = 9060 ft MAP 6.3 GAS MAINS Tri-Community I/ IGas Mains August 1989 SOURCE:Michigan Gas Utilities Company Planning & Zoning Center Inc., Lansing.Ml �N A MAP 6.4 STREET CLASSIFICATIONS 1,1 ~ [;:J Regional Arterials Tri-Community I/ I Local Streets Local Arterials Collectors August 1989 DATA SOURCE : PZC Planning & Zoning Center Inc, Lansing, Ml �N A ,. ____ 0 4,000 8,000 Scale 1" = 9060 ft Tri-Community MAP6.5 ACT 51 ROADS [Z] County Local Road ~ County Primary Road [Z] State Trunkline August 1989 I.• 1Major Streets I/I Local Roads DATA SOURCE: Michigan Department Of Transportation Planning & Zoning Centor Inc, Lansing, Ml �N A 0 4,000 8 ,000 12.000 ft ..· Scale 1" = 9060 ft ····-, t 20 '~\ \ .a 29 21S : : ~ ' 27 25 ' l : : .......... . . ···: 34\ ,. .. ..-·····....•,., ,. T1N.•11W t. , ,i r.. ·· ) MAP 6.6 PUBLIC FACILITIES ' 35 35 ' .... :'' -····· SAUGATUCK TWP. 1,1-89 Tri-Community 1)2 Pumphouses 2)Vacant block 3)1/2 Vacant Street 4 & S)Vacant Lot 6)Library 7)Fire Dist. 1 & Fire Barn 8)DPW Barn 9)Saugatuck Township Hall 10)Saug. Riverside Cemetry 11)Douglas Cemetry 12)Douglas North Cemetry 13)Saug. Town. Fire District No.2 14)Saugatuck City Hall 1S)Public Restrooms 16)Saugatuck High School 17)Waterwell August 1989 Planning & Zoning Center Inc, Lansing , Ml �7-1 Chapter7 RECREATION AND OPEN SPACE P arks, recreation, and open space are essential to the quality of life of area residents, and are an important component of the local tourist economy. They enhance property values, as well as physical and psychological well-being. Parks and open space define the character of each area community, create the scenic abnosphere which stimulates tourism, and provide the basis for popular local leisure activities. Recreation needs are regional in nature and plans must view local recreational offerings as part of a regional recreational system. Local governments, schools, private entrepreneurs, the County, and the State each have a central role in serving local and regional recreational needs. ADMINISTRATIVE STRUCTURE The City of Saugatuck's parks are maintained by the City through its Department of Public Works. Park planning is done by a committee of three City Council members, who are overseen by the City Manager and the full Council. Douglas parks are maintained by the Village's Department of Public Works under the Village Council's Parks and Buildings Committee, which reports to the Village Council. The Township formed a Township Park and Recreation Commission in November 1970, which is an independent governmental entity charged with provision of parks and recreational programs to area citizens. The Commission has six elected members, and is staffed by a parttime maintenance person. Representatives from both Douglas and the Township may be elected to sit on the Commission. The Connnission completed the Saugatuck - Douglas Area Parks and Recreation Plan in February of 1985 and updates the plan periodically. Revision of the plan is currently underway. Allegan County prepares and periodically updates a countywide parks and recreation plan. County parks are administered by a tenmember County Parks and Recreation Commission whose members include the Chairs of the County Road Connnission, the County Planning Commission, the County Drain connnissioner, two County Commissioners, and five members appointed by the County Board of Commissioners. The Connnission meets on the first Monday of each month. It sometimes provides financial assistance for local recreational efforts which advance the County Recreation Plan. AREAWIDE RECREATIONAL OPPORTUNITIES Recreation can be separated into four main categories: physical, social, cognitive, and environmentally related recreation. The former category focuses on sports and various physical actMties. Social recreation looks at social interaction. Cognitive recreation deals with cultural, educational, creative, and aesthetic activities. Environmentally related recreation requires the natural environment as the setting or focus for actMty. Each of these categories in some way relates to the others. Physical Recreation Intramural athletics are popular for children and young adults in the area and are offered through the summer recreation program. Activities include softball, baseball, rocket football, volleyball, bowling and others (see Table 7.1). The elementary school has a newly expanded playground and Kid's Stuff Park. Playgrounds are also found at River Bluff, TABLE 7.1 SUMMER RECREATION PROGRAMS ACTIVTIY T-ball for kids Little League Pony League Slow-pitch softball Fast pitch softball (girls) Semi-competitive softball (boys) Rocket football Swimming:beginner,advanced beginner, tntennediate. swimmer, basic rescue & advanced lifesaving Tri-Community Comprehensive Plan 1989 PARTICIPANTS 40 46 19 10-18 27 15-20 57 66 �7-2 TABLE 7.2 INVENTORY OF OUTDOOR RECREATION . .!: ' ..... ., . :., .... ........ i ~. .., ..... ..,., ...... - ...."" -., ~ i ..,._ ~i~Q !] .......... . ,':; ;;: ...!; ] ....... ' i ~~ 3 !.: Il 8~ _,__.;: C: u Location Size (acrea) .. ., ,:i.-. - u.1>~ ! C -"., ~ I. River Bluff 27 X X 2,Sundovn .4 X X 3.Amalanchicr 0 ...: X 4 • ~ 1.4 5.H. Beerv Field 1.2 X X 20 X X X X X X - X X IJ.Coolt Park 14.Soear St. Launch 2.5 X X X X X X X X X X 16. Oval Beach 36 X X X X X l 7. Tallmage \foods 60* X )(. X X X X X. X 20. High School X . X X X X 2l. St. Peter's 23. West Wind KOA X X X X 22. 63rd St. Launch .,C X X 51 154 X • x· 15.Ht. Baldhead 8.6 X ft X X - 19. Elementarv Sch. X X .s 18. Old "Airoor't" X :=l X .5 - t. X X X - 12. Ioli llow Park ~ ~ ~ ~ X X X 7. Union St. Launch I I .Wicks Park ~ X X !I.center St. Laund IQ.Village Souare t 00 C X 4.Douglaa Beach 6.Schultz Park 0 ~ X ~ 12 X X X 24. Blue Star lliway Roadside Park X X X X X X X 25. Riverside Park Sundown, Schultz, and Beery Parks and the Douglas Village Square. Aerobic fitness classes are offered at the High school. Walking, hiking, biking, boating, golfing, swimm1I1g, and cross country skiing are also popular, and enjoyed by a wide range of age groups. Social Recreation A variety oflocal clubs and actMties provide social recreation for people of all ages. Festivals, community education programs, and intramural sports provide an opportunity to socialize. Senior citizens actMties are organized through the New Day Senior Citizens Club of Douglas, the High School, the Masonic Hall, and various area clubs. Cognitive Recreation The trt-community area is rich In cognitive recreational pursuits. Festivals, art workshops. local theater, historic districts. an archaeological site, summer day camp. and community education programs provide cultural, educational, and aesthetic enjoyment. The Saugatuck Women's Club, Rubenstein Music Club, the Oxbow, Douglas Garden Club, and the Douglas Art Club are among the local clubs which organize cultural activities. Tri-Community Comprehensive Plan �7-3 Environmentally Related Recreation Area lakes. the Kalamazoo River, and state and local parks provide area citizens with unique outdoor recreation opportunities. They provide a location for a variety of outdoor activities including b6ating. fishing, swimming, nature study. camping, hiking, cross country skiing, and nature walks . These areas also serve the cognitive needs of area citizens and tourists by their scenic beauty and relaxing affect. In fact, the most valued attribute of area water bodies and open space to area citizens, as identified in the 1988 Public Opinion Survey. is not physical recreation. but the scenic view they provide. RECREATION INVENTORY area. Those recommended for Saugatuck are shown below in order of priority: • Park Streets from Campbell to Perryman. • Oval Beach road. Those recommended for Douglas are shown below in order of priority: • Center Street from Tara to Lake Shore Drive. • Ferry Street from Center to Campbell Road. • Lake Shore Drive from Campbell Road to the Village limits. A path on Blue Star Highway from the bridge to Center Street, which was the Village's first priority, has already been completed. Those bike paths recommended in order of priority for Saugatuck Township are: • Lake Shore Drive from 130th Avenue to M-89. Map 7 .1 identifies parks and recreational facilities in the tri-community area. Table 7.2 contains an inventory of outdoor recreation facilities in the tri-community area. There are also two eighteen hole and one nine hole golf courses in the area. This is much higher than typical for such a small population (the standard is 1 golf course per 50,000 people). and reflects the impact of tourism on local recreational facilities. A discussion of the size. condition. and planned improvements for selected area parks is shown in Table 7.3. Table 7.4 includes a schedule of planned park and open space acquisitions and improvements. Proposed recreation projects contained in the Saugatuck - Douglas Recreation Plan are listed in Table 7.5. RECREATIONAL NEEDS AND USAGE The 1988 Public Opinion Survey highlighted those recreational facilities which residents feel are inadequate in the trt-community area. Table 7.6 lists these by Jurisdiction. Non-Motorized Trails and Bike Paths Residents placed highest priority on additional bike paths, cross country skiing routes. and hildng trails. These needs are currently served by non-motorized trails in the Oval Beach/Mt. Baldhead area. The 1985 Saugatuck - Douglas Parks and Recreation Plan, identified bicycle trails as a high priority and prepared a schedule of capital improvements to achieve this objective. These improvements have not been implemented to date. In 1984, the Saugatuck Township Park and Recreation Commission developed a list of recommended bike paths in the trt-community • Holland Streets from Saugatuck to the Y. • Old Allegan Road from Blue Star Highway to 60th St. • Blue Star Highway from 129th Ave. to M89. The regional bike path system would connect with Saugatuck's chain link ferry to afford bicyclists east/west access. This connection runs down Holland Street and across Francis Street to the waterfront and will be seIVed by inner city streets. without the need for additional right of way. At this juncture, bicyclists may ride the chain link ferry to Saugatuck's eastern border. Once on Saugatuck's eastern side, bicyclists could follow Saugatuck's proposed bike path system down through Douglas and south out of the Township. Bike path right of way would also extend north to Goshorn Lake along Washington Road. thereby connecting with Laketown Township. Another future extension could extend the system east along Old Allegan Road into Manlius Township. This is a scenic route. although somewhat hilly. Bicyclists wishing to pass through Saugatuck and on south through Douglas would need additional right of way from Lake Street to the bridge, thereby connecting with the Douglas bike path network. Douglas in tum would extend its bike path south on Blue Star Highway to connect with the Township system. Map 7 .2 shows this proposed regional bike path network. Waterfront Open Space A suIVey of waterfront usage revealed that the most popular waterfront activity is viewing. The second most popular use varied by waterbody. Swimming was the prtmruy use of Lake Tri-Community Comprehensive Plan �7-4 TABLE 7.3 PARKLAND INVENTORY PLANNED IMPROVEMENTS 1YPE/YEAR LOCATION USES SIZE CONDITION Center & Main Sts. baseball, playground, picnic pressbox & wash- None room poor. otherwise good Douglas Beach Lakeshore Dr. public beach & picnic Schultz softball, picnic, 130th & Kalamazoo River playground. launch rame Union St. at Kal. launch ramp, River eicnic area pressbox-220 sq.ft., dugouts350 sq.ft., land52,000 sq.ft. l acre beach-36,400 sq.ft. nearly l acre, bathhouse280 .ft. pavtllion-1326 sq.ft., land- 20 NAME OF PARK Dou las Beery Field Union St. Launch RamE Fair None Good Acquisition/'89 Good None newly installed entxy road & pienic area. New dock & picn1c shelter Very poor pad for dumpster/'00, new~; needs new bollards & fence re- fence work/ 1989, bollards/ 1989-90 3 acres Poor additional docking. public restrooms, gazebo 2.5 acres Good 1/2 acre approx. Good acres 66'xl20' Saug_. Twl!_. River Bluff Ka1 River above hiking, picnic, 27 acres boaters stop, nature study, swing1ng & sandbox I-196 brtdge; access from Old AlleganRd. picnics, watch66'xl50' ing lakes & sunsets, scenic turnout 30'x200' picnics, resting for travelers Sundown Lake MI Bluff at 126th Ave. Blue Star Blue Star Hwy. south of Skyline Restaurant Center St. Park Eastern end of canoe launching, Center at picnics, scenic Kalamazoo River viewing Saugatuck Village Square Butler & Main Streets tenni.9 courts, more flowers/'89, toilet Improvements/ 1990-92 new fence; needs landscaping/ 1989-199'2 drinking foontatn. playground. benches, restrooms Wicks Park Willow Park Cook Park Boat Ramp Waterfront between Main & Mary Streets Waterfront at Butler & Lucy Waterfront on Water Street Spear Street streetend bandstand, boardwalk, benches, fishtng, restrooms viewing area, benches picnic tables 132 ft Good 132 ft. Good boat launch 66 ft. Good ~ .../ Tri-Community Comprehensive Plan �7-5 TABLE 7 .3 (continued) PARKLAND INVENTORY PLANNED NAME OF PARK Mt. Baldhead Park Oval Beach Park Tallmadge Woods •LOCATION Park Street Lake Michigan IMPROVEMEN1S USES SIZE picnic shelter, ta- 51 acres bles, restrooms, hiking trails, parking, stairway to observation deck on top of dune, two observation decks on river beach house, con- 36 acres cession stand, parking, picnic area. BBQ grills, viewing deck. stairs to beach, observation deck. nature trails current use re100 acres stricted Michigan. powerboating for Lake Kalamazoo and Silver Lake (which also is popular for fishing). and nature study was the most popular for Kalamazoo River due to its large connecting wetlands and wide array of wildlife- including a large population of Great Blue Herons which have established a rookery in the area. In accordance with usage, the overwhelming majority of residents in each Jurisdiction cited preservation of existing waterfront open space and increased access to the waterfront as their highest waterfront need. Acquisition of land and provision of access to Lake Michigan was given highest priority for the waterfront. Open space along Lake Kalamazoo and the Kalamazoo Riverwere also given high priority by the majority of respondents. although the response was higher in the Village (64-6goAJ) and Township (62%) than in the City of Saugatuck (48-50%). A large number of respondents also called for additional boat launching facilities. Parks Respondents were asked how frequently they used various local parks and the overwhelming majority responded "never". Oval Beach 1s used most frequently of the area parks by residents of each jurisdiction, and is used most heavily by City residents. Douglas Beach is also frequently used. Wicks, Schultz, and CONDITION 1YPE/YEAR Good Good new concession stand & restrooms/ 1990 Good Beery park are more frequently used by City and Village residents. than those in the Township. It is important to note that survey responses reflect the usage characteristics of older adults. The average age of survey respondents was 54 to 56 years old. As the age of respondents increases, park usage tends to decrease- especially for parks which specialize in active sports. This reveals the need to orient recreation plans to the recreational needs of older adults. Thus, bike paths, waterfront open space/access. hiking trails, and cross country ski trails should probably receive precedence in future recreation enhancement projects, over more active park facilities like ball diamonds. Senior Citizens Center Senior citizens in the area have been lobbying for a senior citizens center to serve the social and recreational needs of the area's elderly population. The survey results reflect some support for a senior center. Fifty-three percent of Township respondents and 45% of Village respondents felt that a senior center deserved high priority. However. only 25% of City residents called for a senior center-surprising, given the high proportion of seniors in the City's resident population. Tri-Community Comprehensive Plan �7-6 TABLE 7.4 PROPOSED RECREATION PROJECTS TRI-COMMUNITY AREA PROPOSED PROJECT VERY HIGH PRIORITY WCATION Willow Park preseivation and improvement Acquire extensive land areas New dug outs - football field Renovation of playground equipment Convert weight room to storage & coach's offices Remodel Wicks Park restrooms Acquire land to access to Oxbow Lagoon Downtown Saugatuck on the river Lake Michigan Shoreline Saugatuck High School Douglas Elementary School Saugatuck High School On river in Saugatuck North of Oval Beach Park HIGH PRIORITY Acquire and improve land for marina and park Boat launching facility Develop bicycle trails Purchase park parcel on hill Acquire additional land for River Bluff Park Construct additional public restrooms Clear and develop Moore's Creek Rehabilitate tennis courts Update Village Square Park Expand and improve Howard Schultz Park Riverside Park equipment & improvements Douglas riverfront near bridge City of Saugatuck Entire area In Saugatuck Adjacent to River Bluff in Township Downtown Saugatuck Near Amalanchier Park in Saugatuck Township Village Square Park - Saugatuck Village Square Park - Saugatuck Village of Douglas Village of Douglas MEDIUM Expand underground sprinkling system Acquire land and develop tot lots Develop archery range Beach House rehabilitation Acquire land for neighborhood park Construct concession stand Village Square Park - Saugatuck All areas River Bluff Park - Township Saugatuck Oval Beach Campbell Road area- Saugatuck & Douglas Saugatuck High School Athletic Field LOW Teen Recreation Center Install lighting for tennis courts Develop non-motorized trail Lighting for tennis courts Construct additional locker rooms Downtown Saugatuck Schultz Park Schultz Park Village Square Park - Saugatuck Saugatuck High School Source: Saugatuck - Douglas Area Parks and Recreation Plan, Feb. 1985. Tri-Community Comprehensive Plan �7-7 RECREATION AND LOCAL SPENDING In terms of priorities for spending current tax dollars, 42-48% of respondents in the tricommunity area felt that parks and recreation are a high priority. Waterfront improvement was rated high by Clty and Village respondents. Senior programs were given low local spending priority in all three communities. despite the high average age of respondents. Although they would like to have them, most respondents would not support a community recreation center, a senior center. or a community pool if it meant an increase in general property taxes . TABLE 7.!S PLANNED ACQUISITIONS/IMPROVEMENTS TO PARKS AND OPEN SPACES NAME Esther McSlc property USE LOCATION Public open East side space Union st. Kal. Lake. North of Blue Star (Douglas) Ruth McNa- Land locked 132,000 Park Old Saugatuck Airport ACQUISmON COST($) 185,000 IMPROVEMEIVI' FINANCING DNR Land Trust Dty NA NA Dty 65,000 NA sq.ft. (vacant) mara property end of Schultz Vacant Lot SIZE CONDITION 124,000 sq.ft. Marshy (portion under water) vacant Parle (Douglas) Blue Star & land 18,000 Future park Main St. sq.ft.; nearly (Douglas) 1/2 acres SE 1/4 SecCurrently for154 acres tlon 2 estiy manage(Saugatuck) ment. possible future recreation TABLE7.6 RECREATION NEEDS IN THE TRI-COMMUNITY AREA 1988 PUBLIC OPINION SURVEY Cl1Y VILLAGE TOWNSHIP Bike paths (68%) Hiking trails (62%) Cross-country ski trails (62%) Lake MI open space (61 %) Lake Kal. open space (500/4) Kai. River open space (49%) Boat launching ramps (45%) Lake MI open space (70%) Lake Kal. open space (69%) Lake MI open space (67%) Bike paths (64%) Lake Kal. open space (62%) Kai. River open space (62%) Cross-country ski trails (60%) Boat launching ramps (59%) Senior Center (53%) Bike paths (67%) Kai. River open space (64%) Parks (50%) Boat launching ramps (46%) Senior Center (45%) Tri-Community Comprehensive Plan �+ N A 0 4.000 8,000 12,000 It Scale 1" = 9060 ft 0 28 - I" • 27 I i !••........ r· . .·' ! ..."········- _ ta•TM AVC , ~ "' " ...:~-. . ~ - . ·li:i····· !I > a r 33 •• , ◄ .• ..-·•4 .... % ··· ... ~... l,.~•" J 35 ~ ..... . 36 '' , .. :' M-89 SAUGATUCK TWP. MAP7.1 OUTDOOR RECREATION SITES Tri-Community 1) - 25) See Chapter 7, Table 7.2 26) West Shore Golf Course 27) Clearbook Golf Course 28) Mi-Ro Golfcourse 29) Center Street August 1989 DATA SOURCE :Saug. - Doug. Parks & Rec. Plan, 1985 Planning & Zoning Center Inc, Lansing, Ml �N A ,....,.._. 0 4,000 8,000 12,000 ft Scale 1" = 9060 ft MAP7.2 PROPOSED BIKE PATHS Tri-Community I• •j Bike Paths [!] Chain Link Ferry August 1989 DATA SOURCE: Saugatuck Township Park and Recreation Commission Planning & Zoning Center Inc, Lansing , Ml �8-1 Chapters WATERFRONT augatuck was the first settlement in Allegan S County. Its natural protected harbor along the Kalamazoo River and proximity to Lake Michigan gave it a ready means of water transport- essential to the commerce of the day. Throughout its history, land use activities along the Lake Michigan shoreline and the riverfront have continued to dominate the economic life of the tri-community area. Lumbeiing, boat building, basket making, fruit transport. and even large Great Lakes passenger boats have, at different times, relied upon the River connection. Tourists have always been attracted to the area, but tourism is now the number one economic activity. Today's waterfront activities are dominated by tourist and pleasure craft needs, especially sailboats, powerboats, charter fishing boats and other tourist boats. Consequently, how the waterfront is used will be of crucial importance to the future of the tri-community area. The primary issues concerning proper future use of the waterfront involve competition between economic development and environmental protection. Waterfront lands represent the highest value lands in the tri-community area, and local officials are therefore concerned about the potential tax base associated with use of waterfront lands. In order to finance the service needs of local residents, the tri-communities must balance taxable and nontaxable land uses. This presents a dilemma. Although waterfront lands have high revenue generating potential, a major attraction of both the Lake Michigan and Kalamazoo River waterfronts is their scenic, natural shorelines composed of forested sand dunes and large wetland areas. Should these natural areas be greatly damaged or destroyed through inappropriate development. then the "goose that laid the golden egg" will be dead. It is essential that the natural beauty of the waterfront be maintained along the Lake Michigan shoreline, the Kalamazoo River from the channel to Saugatuck, and from the Blue Star Highway bridge inland. Limited additional development along the waterfront on Lake Kalamazoo and the Douglas side of the bayou east of Blue Star Highway may be both desirable and necessary. However, such development must be undertaken carefully to maintain the delicate balance between economic development and environmental protection. It is both necessary and possible to manage the waterfront for a variety of purposes. Yet it is always dlfficult to manage for multiple uses. Some individuals value land management to retain the necessary habitat for birds, fish and wildlife. Others feel it should be managed to maximize surface water use, or for intensive waterfront dependent actMties like ship building or power generation. Based on some of the technical data presented below, existing use information, citizen opinions. and the goals and objectives presented at the beginning of this Plan, the waterfront in the tri-community area can, and should, be managed to accommodate a wide range of land uses and activities. This Plan seeks to define a balance between competing uses. It places protection of the natural environment as first and foremost in making future land use decisions along the Lake Michigan and Kalamazoo River waterfronts. The ultimate goal is to minimize disruption of the natural environment so that new development is in harmony with the environment, rather than in conflict with it. Some destruction of the limited remaining wetland areas along Lake Kalamazoo is only justified where the public benefits of particular projects are very great (e.g. a public marina or additional public access to the waterfront). watersheds of the Kalamazoo River Basin The Kalamazoo River extends from south of Homer in Hillsdale and Jackson Counties to its outlet at Lake Michigan in Saugatuck Township (see Figure 4 .1). With the exception of lands adjoining Lake Michigan (which drain directly into the Lake) and a small area in the southeast comer of Saugatuck Township, all land in the tri-community area is part of the Kalamazoo River Basin. Eight small watershed areas lie within the tri-community area and discharge into Lake Michigan via the Kalamazoo River (see Map 8.1). These include Goshorn, Peach Orchard, Tan- Tri-Community Comprehensive Plan �I 8-2 nery. Silver and "Cemetery" Creeks, as well as the Morrison Bayou at the eastern end of the Kalamazoo River as it enters the Township. Most of Douglas and Saugatuck also drain separately into the Kalamazoo River and Lake Kalamazoo. Slopes in the area are generally less than 10 percent though locally they may be in excess of 20 percent. Runoff erosion is taking place in the highlands, contributing sediment to backswamp areas and Lake Michigan. Monthly (exceedance) flows for the Kalamazoo River, based on a 1649 square mile drainage area near Fennville (#0410B500, T2n, Rl4W, NE 1/4 Sec 5), were averaged from measurements taken between 1929 to 1985 by the Hydrologic Engineering Section. Land and Water Management Division. MDNR Estimates based on these measurements were then prepared for the larger drainage area of 2060 square miles at the mouth of the Kalamazoo River (T3N, Rl6W. Sec 4, Saugatuck Township). Ninety-five percent and fifty percent exceedance flows are shown in Table 8. 1. These are flows exceeded 95% or 500.A> of the time. The lowest 95% exceedance flow in Fennville (nearly drought level) was measured during August at 410 cfs, and is estimated to be 520 cfs at the mouth of the Kalamazoo River. The 50% exceedance flow in Fennville ranged from a low of 860 cfs during the summer months to 2010 cfs TABLES.I KALAMAZOO RIVER EXCEEDANCE FLOWS (1929-85) MONTHLY AVERAGE CUBIC FT /SECOND FENNVIILE January February March April May June July August September October November December RIVERMOllm 50% 95% 50% 95% 1350 1400 1950 2010 1600 1250 970 860 860 980 1210 1300 710 790 1010 1040 830 630 480 410 480 520 650 750 1690 1750 2430 2510 2000 1560 1210 1070 1070 1220 1510 1620 890 990 1260 1300 1040 790 600 520 600 650 810 940 Source: Hyclrolo~c En~cerlntSection, Land and Water Resources DMs on, Mic gan Department of Natural Resources. during April. Corresponding estimates for the mouth of the Kalamazoo River ranged from 1070 cfs during the summer months to 2510 cfs during April. The 100 year discharge is estimated at 15,400 cfs at the mouth of the Kalamazoo River. and 12,500 cfs at the Fennville gage. PRIMARY ECOSYSTEMS The tri-community area has three basic ecosystems, two of which parallel the waterfront. The first ecosystem is comprised of hardwoods holding the sand dunes in place along the Lake Michigan shoreline. These woodlots are inhabited by small game such as fox squirrels, rabbits. raccoons, deer, wild turkey, and opossums. This ecosystem is comprised of fauna common to most of Michigan, but its balance is easily upset by the disruption of its shallow organic soils. Any ground cover that is damaged or removed should be quickly replaced with cover that will hold and prevent sand from blowing or rapid wind erosion may occur. Michigan's most famous ghost town, Singapore, once a thriving lumber town, lies beneath these shifting sands near the mouth of the channel. The second ecosystem is the marsh-wetland ecosystem that covers the area along the Kalamazoo River, Silver Lake and Goshorn Lake, and the connecting tributaries. This area is covered with marsh grasses, low shrubs, poplar trees, spruces. some white pine, and other softwoods. The cover is inhabited by common Michigan marsh dwellers such as frogs. turtles, ducks, blackbirds, and snakes. The marsh ecosystem is also populated by muskrat, mink, mallard duck, black duck. teal, wood duck, blue heron, Canadian geese, and mute swans. Golden eagle and osprey used to frequent the area. The marsh ecosystem is very sensitive to changes in water quality and disruption of vegetation. Great care must be taken to limit siltation and disruption to vegetation when working in this ecosystem. The third ecosystem covers the rest of the Township and is predominantly agricultural/forest with birds and wildlife common to this dominant ecosystem in Michigan. The entire Saugatuck/Douglas area is designated as an area of particular concern by the DNR Areas of particular concern are those having scarce resources, unusual scenic beauty, unusual economic value, recreational attractions, or some combination of the above. They are only located in coastal areas. Altering the Tri-Community Comprehensive Plan �8-3 environment in an area of "particular concern" could have a significant impact on the quality of coastal and Great Lakes waters. WA'IER QUAUTY The Kalamazoo River watershed includes many types of land uses and the River flows through several large developed urban areas including Kalamazoo and Battle Creek. When it reaches the trl-community area, the quality of this water is not good. Despite the water quality problem, the River from about one-half mile downstream from the Hacklander Public Access Site (in Section 23). has been designated as a "wild-scenic river" under Michigan's Natural River Act, Public Act 231 of 1970. Land use restrictions have been imposed to retain its natural character within 300 feet of the River's edge. The basic water management goal is the elimination of the pollution threat to surface and groundwater resources. The Kalamazoo River is designated by the DNR to be protected for recreation (partial body contact), intolerant fish (warm water species), industrial water supply, agricultural and commercial uses. Downstream from the Kalamazoo Lake, the river is protected for cold water anadromus fish species (trout and salmon) . Kalamazoo Lake and Goshorn Lake are designated to be protected for recreation (total body contact), and intolerant fish (warm water species). These water management objectives are nearly ten years old, but there have been no concerted efforts to update them and cany them out. A push to revise the objectives is underway statewide, but it could be years before any action plans are carried out for the Kalamazoo River. 1988 Public Opinion Survey results reveal that citizens in the trt-community area feel that the water quality of the Kalamazoo River and Lake is poor tovexy poor (580/4-700/4), Lake Michigan is rated fair to good (31-50%), and most respondents familiar with the water quality of Silver Lake felt that it was fair. The majority of respondents who are familiar with these water bodies, feel that the water quality of Lake Michigan and Silver Lake has deteriorated slightly in recent years, and Kalamazoo River and Kalamazoo Lake has deteriorated slightly to greatly. Most respondents who reside in Saugatuck, however, felt that the ,water quality has stayed about the same. Basic water quality data on the River appears in Table 8.2 for selected months in 1978, TABLE 8.2 KALAMAZOO RIVER WATER QUALITY FECAL COUFORM PER lOOML PHOSPHOROUS TOTAL ORIHO MG/L MG/L Nl1ROGEN SEDIMENIS N02 N03 MG/L MG/L TONS/DAY HEAVY METALS LEAD MERCURY MG/L MG/L Fennville 1/27/88 5/18/88 7/28/88 9/21/88 Saugatuck 3/19/86 6/25/86 9/11/86 Saugatuck. 1/10/78 5/1/78 7/20/78 9/11/78 28 96 .05 .04 .08 .07 .01 <.01 <.01 .02 1.4 0 .5 0 .67 0 .64 5 26 17 39 29 102 30 202 200 200 .08 .11 .14 .02 .02 .01 1.6 0.88 0 .39 21 13 21 161 102 103 .07 . 12 . 12 . 15 NR 1.7 0.34 0 .54 0.00 9 20 15 28 27 123 26 72 120 69 NR NR NR <5 <.l <5 <. 1 <5 <.l <5 <.l 20 10 <.5 <.5 .5 NR = Not Reported Source: USGS Water Resource Data For Michigan, Water Resources Dtvision, U.S. Geologic Survey. Tri-Community Comprehensive Plan �8-4 1986. and 1988. The sampling point was moved from Saugatuck to Fennville in 1987. This data reveals an increase in sedimentation and a decline in heavy metals. It also shows an increase in fecal coliform (intestinal bacteria) levels to 200/ 100 ml at the former testing site in Saugatuck- the maximum level permitted under rule 62 of the MDNR Water Resources Commission General Rules of 1986. Phosphorous and certain nitrogen levels have not changed appreciably in the past ten years. The Kalamazoo River between Calkins Dam and Lake Michigan has been designated an Area of Concern in the 1988 Michigan Nonpoint Source Management Plan (MNSMP). due to contamination of fish from PCB's. The primary source of contamination was identified as PCB contaminated sediments upstream in the Kalamazoo River and Portage Creek. These sediments continue to erode. resuspend, and dissolve PCB's into the water column where they are transported downstream. Due to the presence of PCB's, advisories are in effect for consumption of fish caught in the Kalamazoo River or Lake Michigan. The advisory warns against any consumption of carp, suckers, catfish, and largemouth bass taken from the Kalamazoo River downstream from the Morrow Pond Dam to Lake Michigan and Portage Creek downstream from Monarch Millpond. Limited consumption of other species (no more than one meal per week) is considered safe for all except nursing mothers. pregnant women, women who intend to have children. and children age 15 and under. In Lake Michigan limited consumption of Lake Trout 20-23", Coho Salmon over 26", Chinook Salmon 21-32", and Brown Trout up to 23" is considered safe for all except nursing mothers. pregnant women, women who intend to have children. and children age 15 and under. Individuals should not consume carp, catfish, or Lake Trout, Brown Trout. or Chinook which fall outside of the acceptable size for limited consumption. To address the PCB problem, the MNSMP has devised a Remedial Action Plan with the goal of reducing human exposure to acceptable levels (1: 100,000) and thus reducing fish tissue concentration to a maximum .05 mg/kg and reducing water column levels to .02 ng/1. Actions taken to address the problem include: strict controls on direct discharges of PCB's; a feasibility study of remedial alternatives: funding through State Act 307 to take remedial action at three sites: and legal action and negotiations with private parties at two other sites (see MNSMP, November 7, 1988, p. 328). Efforts initiated in the '70's to identify and require extensive treatment of pollutants prior to their dumping into the River will continue to slowly improve the quality of the water. As the nutrients like phosphorus and nitrogen are removed from wastewater entering the River. less new plant life will be stimulated and more oxygen will be available for fish. One of these efforts is the Michigan Water Resources Commission Act, which requires all discharges into the water to have discharge permits. In addition. the Federal Water Pollution Control Act established the National Pollutant Discharge Elimination System (NPDES) permit program. Under these laws, any public or private facility which will emit any point-source discharge into the water must first receive a NPDES discharge permit. The permit program sets forth limitations and monitoring requirements to protect water quality and meet treatment standards, and establishes strong enforcement actions for violations. The Surface Water Quality Division, MDNR, administers NPDES permits. NPDES permits issued in the tri-community area are shown on Table 8.3. However, sedimentation and nonpoint sources of pollution will remain a problem. In contrast to pipes that discharge directly into a waterbody, nonpoint sources of pollution include those pollutants that do not originate from a single point- such as fertilizer and pesticide runoff from farmers fields and petroleum based pollutants that wash off parking lots and roadways. The most obvious pollutants are the physical litter and debris that are carelessly dumped into the River or Lake and which typically wash up along the shore. Michigan's 1988 Nonpoint Pollution Assessment Report concluded that 99% of Michigan's watersheds have at least one waterbodywith a non-point source pollution problem. In-place contamination and atmospheric deposition were listed as the primary non-point sources of pollution for the Kalamazoo River. Stronger efforts to improve water quality will have a positive affect on tourism. recreation, and future growth and development of the tricommunity area. All sources of pollution affect water quality, and hence the utility of the water resource. While the tri-community area must rely on outside agencies to enforce pollution control laws upstream, some efforts can be undertaken by Saugatuck, Douglas and Saugatuck Township to improve water quality Tri-Community Comprehensive Plan 10 �8-5 TABLE 8.3 NPDES PERMITS ISSUED IN THE TRI-COMMUNITY AREA PERMIT RECIPIENT ADDRESS Culllgan • Kal. Lake Water & Sewer Authorttv Kalarnaroo Lake Groundwater Purge 201 Culver St.. Saugatuck 340 Culver St., Saugatuck 6449 Old Allegan Rd .. Saugatuck 1\vp. DISCHARGE LOCATION processed wastewater treated municipal waste 900.CXX> gal/day purged groundwater. purgable halo- Ka1amazoo Lake EXPIRATION DA'IE 1991 via storm sewers Ka1amazoo River 1990 outfall 001 Kalamazoo River 1993 outfall 001 carbons Rich Products 350 Culver St.. Saugatuck 12,CXX> gal/day Kalamazoo River non-contact cool- via storm sewer ing water & cooling tower blowdown 1990 Source: MDNR Surface Water Quality Division TABLE 8.4 LAKE MICHIGAN LAKE LEVELS YEAR LOWEST EL FEETAS.L. MONTI-I HIGHEST EL FEETA.S.L. MONTI-I 1977 1978 1979 1980 1981 1982 1983 1984 1985 1986 1987 1988 578.00 578.12 578.31 578.92 578.51 578.17 578.85 579.02 579.57 580.36 578.96 578.10 February March February December February March February February February February December December 578.57 579.01 580.02 579.77 579.43 579.02 580.08 580.23 580.84 581.62 580.65 579.04 July October April July July April July July June October January May DIFFERENCE DIFFERENCE ' IN FEET IN INCHES .57 .89 1.75 .85 .92 .85 1.25 1.21 1.27 1.26 1.69 .94 6.84 10.68 20.52 10.20 11.04 10.20 15.00 14.52 15.24 15.12 20.28 11.28 Source: The Mlchlfan Riparian, May 1989 and prevent further pollution within the tricommunity area. These w1ll be discussed further later in this Chapter. LAKE LEVELS The natural level of the Great Lakes goes through periodic changes that are based predominantly on rainfall and evaporation within the entire Great Lakes Basin. Since a century peak in 1986, Lake Michigan has steadily fallen to its current level of around 578 feet (see Table 8.4). The Kalamazoo River, Kalamazoo Lake and Lake Michigan are interconnected. Thus. water levels on the River and Lake Kalamazoo are largely dependent on Lake Michigan water levels. Consequently, land uses adjoining the waterfront should be based on the vagaries of fluctuating Lake Michigan water levels. This has not always been done as was evident by extensive shore erosion and flooding during the last high water period. When water levels are high •no-wake· zones. which are always in effect from the channel to Mason Street in Saugatuck. are extended Tri-Community Comprehensive Plan �8-6 to cover all of the Kalamazoo Lake shoreline and parts of the River east of Blue Star Highway (see Map 8.2). When a "no-wake" speed is in effect. then all motor boats and vessels must limit speed to a slow no-wake speed when within 100 feet of: • rafts, except for ski Jumps and ski landing floats: • docks: • launching ramps: • swimmers: • anchored, moored or drifting boats; and • designated no-wake zones. This means a speed slow enough that the wake or wash of the boat creates a minimum disturbance. Owners and operators are responsible for damage caused by wakes. HARBOR Map 8.3 is the existing harbor map (June 1987) distributed by the National Oceanic and Atmospheric Administration. It depicts water depth for the shoreline along Lake Michigan, and the River through Kalamazoo Lake. Channel depth is maintained by periodic dredging to a depth of 13 feet to Main Street in Saugatuck. (Dredging at the mouth of the channel is to begin in July 1990 and be completed in the Fall of 1990.) The depth then drops to 20-2 7 feet for the next 500 feet. Between that point and Tower Marine, the water depth is about 7 feet. Most of the rest of Lake Kalamazoo varies between 1 and 4 feet in depth with not more than 2 feet being the most common. The Douglas shoreline, east of Blue Star Highway is only 1-2 feet in depth except for a small area running NW-SE from the center of the bridge and connecting to the Point Pleasant Yacht Club. This natural harbor is the principal attraction for nautical tourists which flock to the area during summer months when the marinas are used to capacity. Hundreds rent dockage by the season. Many live on their boats for weeks on end. The demand for dockage appears to be greater than the supply, despite the huge number of slips available (see Map 8.4). In 1976there were 8 marinas with approximately 800 slips. In 1989, there are 26 legally operating marinas with 966 slips. There are about half dozen marinas without current permits and these contain over 30 more slips. There are also a number of slips maintained by private residences for their own personal use. Marina permits are required for any commercial activity, so as few as two slips could require a marina permit if they are rented. Permits are issued for a three year period by the DNR On peak summer weekends the number of boats on the lake could be twice to thrice the normal level. This presents one of the most serious problems Jointly facing the tri-community area-how to deal with surface water use conflicts. The Lake has a total surface water area of 184 acres. Acreage available for recreational boating is dramatically reduced by the dockage which extends into the Lake hundreds of feet and by the shallow water at the edge to about 133 acres. Yet. on summer weekends the River is a constant highway of boats moving in and out of the Lake. Recreational sailing, fishing, swimming, sailboarding and water skiing are limited by all of the motorboat traffic. However, during the week, other water surface actMties can go on without much interference. MARINE SAFETY The Allegan County Sheriffs Department, Marine Safety DMsion, maintains strict control of the waterways. The Department has 8 marine officers. Normally, two officers patrol by boat, but three to four officers patrol during holidays and special events. Officers patrol in a 27 foot Boston Whaler with two 150 horsepower outboard motors. This boat is equipped for Lake Michigan rescue, and has a noise meter which monitors the 86 decibel noise limit. From Memorial Day to Labor Day officers put in 635 hours of patrol duty on Kalamazoo River and Kalamazoo Lake. One hundred and ten hours were spent patrolling Lake Michigan. Most patrols occur between Friday and Sunday, and about half of the Department's budget goes to patrolling the Saugatuck area. In the summer of 1989, 189 tickets were issued on Kalamazoo River and Kalamazoo Lake, 11 were issued on Lake Michigan, 276 warnings were issued, 10 complaints were received, and 6 boating accidents occurred. The Department also conducted 378 safety inspections. The most common violations are inadequate life preservers on board and lack of current registration. The Department notes that slow /no wake. and hazardous violations were down in the summer of 1989. The most common surface water use conflicts identified by the Sheriffs Department include sailboat and motorboat conflicts and complaints over the noise and attitude ofJet Tri-Community Comprehensive Plan �8-7 skiers. Conflicts between sailboats and motorboats are most common on Saturday. waterfront. but there are few public access sites and, except for Shultz Park. these provide little space for transient parking. EXISTING LAND USE Existing land use 1s described in detail in Chapter 5. All lanli uses along the waterfront are oriented to the water. The bulk of the waterfront in the Township from the channel to the City is developed as single family residential. The City and Village waterfronts are predominantly residential and marina. The balance of the waterfront. which lies in the Township, is in a natural state with some areas ofresidential development (such as along Silver Lake). Many commercial establishments (mostly motels and restaurants) are also located here. Except for the Broward Boat Company near the channel, there are no industrial activities along the waterfront. A number of small parks are located along the CONFLICTS/PROBLEMS At an inteijur1sdictional meeting on water front issues on November 1986, five key issues were identified: • high water and its impacts • development and acquisition of public lands along the waterfront: • l1miting the intensity of shoreline development: • preserving the scenlc character of the shoreline environment retaining visual access to. of the • surface water use conflicts. Each of these remain important issues as shown in the 1988 Public Opinion Survey. FIGURE 8.1 LINKAGE PLAN pt R-2 R-1 A·2 ~(commercial) ~wetland AG. ,.' Source: Conaerve Oakland County'• Natural Resource•: A Manual for Planninc & Implementation, Department of Public Works, Oakland County, MI, September 1980. Trt-Communtty Comprehensive Plan �8-8 High Water When Great Lakes water levels are high. erosion along the Lake Michigan shoreline increases. The impacts of erosion are clear along Lakeshore Drive, where part of the road has been washed away. Many h igh value homes will be threatened by additional erosion in this area. Erosion along the River and Lake Kalamazoo also increases with higher Lake Michigan water levels. Many bulkheads and stmilar shore protection devices were installed to minimize the effects of the most recent high water level. Raising some of the land and struct ures would be necessary if lake levels remained high for lengthy periods. On the positive side. the south shore of Lake Kalamazoo becomes more attractive to marina development when water levels are high since it is very shallow in this area. Likewise, when water levels are below average. some existing dockage Is unusable. Fluctuating lake levels are part of a natural system. The costs and impllcatlons of trying to artificially manage the entire Great Lakes Basin to maintain even Lake levels Is not known. but waterfront land use decisions in the tri-community area should be made based on the assumption that Lake Michigan water levels cannot be artificially maintained. Acquisition and Development of Public Lands Along the Waterfront Two types of public lands are needed along the waterfront. One is parkland/ open space and the other is a public marina. Existing open space along the waterfront should be preserved (see Map 8.5). Several street ends provide needed relief from structures along the shoreline. These public open spaces are generally well managed. and efforts should be initiated to ensure that they are not lost. Existing parks along the shoreline should also be linked together. and wtth other inland parks, by pedestrian and bicycle paths whenever the opportunity arises (see Figure 8.1). The lack of parkland along the Lake Michigan shoreline is most acute for Township residents. and somewhat less severe for Village residents. Outside of purchasing and developing new land for parks, the tri-communities should consider establishing a separate park and recreation authority responsible for maintaining all parks presently owned by the three communities. The benefit would be providing access to Oval Beach by Village and Township residents and spreading the fiscal responsibility for main- tenance across more taxpayers. This would also make it more feasible to acquire addltlonal park space as needed. Because residents of three Jurisdictions would benefit. grant requests would probably be more favorably reviewed. Public marina space Is also needed as there are only three public access sites along Lake Kalamazoo and the River presently. and two are too far inland for most daily boaters. The third Is a s treet end in Saugatuck and has no adjacent parking. Private marinas provide transient berthing opportunities, but there Is considerable demand for more. By having a facility to attract more transient boaters, the three communities would be gaining additional tourist income. The three most logical places for such a facility are: 1) immediately adjacent to the Blue Star Highway bridge in Douglas and extending to the existing launch facility adjacent to the Kewatln; 2) converting the Center Street maintenance facility in Douglas to a public marina; 3) at some distant time (or if the opportunity arose) by replacing the Rich Products office building in Saugatuck with a public marina and accompanying parking. Alternatively. if adjacent parking could be secured, the street end next to Gleason's in Saugatuck could be a good public access point. While the public opinion survey did not reflect overwhelming support for a public marina. there appears to be demand for such a facility from persons outside the tri-community area. Its long term economic benefits may well justify its cost. especially if state or federal funds could be secured to help pay for it. Limiting the Intensity of Development The primary future development of waterfront lands in the City will be redevelopment of existing parcels. In the Village it will focus on further development along the South Shore of Lake Kalamazoo. In both areas tt will be critical that new development Is neither so dense. nor so high as to block existing public views of the waterfront or further "wall" the Lake with structures. Recommendations to prevent this are included in Chapter 10. It will be critical that all three communities agree to a common approach to waterfront development, embody that in land use plans. and then implement those plans. To some extent. uniform densities, setbacks, and height regulations will be valuable. especially around Lake Kalamazoo. Additional development around Silver Lake needs to remain at a very low density in keeping Tri-Community Comprehensive Plan �8-9 with the septic limitations of the land and the llmited recreational value of this shallow waterbody. The eastern end of the Kalamazoo River should likewise recetve little new development in keeping with lts Natural River designation. Retaining Visual Access, Aesthetics and the Character of the Area As has been emphasized throughout this Plan, the natural beauty of the waterfront has much to do wtth the attraction of the tri-community area . Local development regulations should be reviewed and revised 1f necessary. to insure that new development complements. rather than detracts from this natural beauty. Old vessels should not be pennitted to lie beached along the shoreline, because this also detracts from the beauty and character of the waterfront. Several Vistas have public values that deserve protection. These include the entry into and exit from Lake Michigan on the Kalamazoo River, the View from Mount Baldhead. the view of Kalamazoo Lake from both ends, and approaches to the Kalamazoo River Bridge. The public opinion survey strongly supports the provision of adcUtional open space along Lake Kalamazoo and the Kalamazoo River and demonstrates that the primary use of the area's water bocUes is viewing. Yet, recent development pressures have led to overbullcUng of condominiums along the waterfront. shutting off all public Viewing of the lake from existing rights-of-way. Any future development along the channel should be set back sufficiently to maintain the broad open views that are presented to boat travelers entering or leaving the Kalamazoo River. The View from the top of Mount Baldhead should be improved by careful selecttve pruning of dead or dying trees blocking good views of Saugatuck and Lake Kalamazoo. The curve going northbound on Blue Star Highway in Douglas Just before crossing the bridge ls the only good panorama of Kalamazoo Lake. A public turnoff, the acqulsttlon of a scenic easement. or the concentration of new development on the western portion of those undeveloped lands should be initiated to protect that important view. In adcUtion, the land adjacent to the west side of the bridge in Douglas should be selectively pruned to improve the View to travelers crossing the bridge (northbound) until a public marina could be established there. Surface Water Use CorifUcts Resolution of surface water use conflicts will require more planning and a unlform approach to regulation. Most important is establishing the carrying capacity of Lake Kalamazoo and the River to the channel mouth . Carrying capacity refers to the physical capacity and intrinsic suitability of lands (and water) to absorb and support various types of development (or use). Such an analysis ls typically performed by an inventory of existing surface water use during weekdays and peak weekends. Data is then examined in terms of the size of the waterbody and its capacity to assimilate various mixes of use. Such an analysis would probably reveal some, but not much excess capacity for new boat slips, because any number of boaters can access Kalamazoo Lake from Lake Michigan. Without an analysis of carrying capacity, the amount of new boat slip development and related surface water use conflicts are difficult to evaluate. Some time or suiface zoning could be established in conjunction with the DNR if desired. For example. water skiing, Jet skiing, fishing, sailing, etc, could be limited to particular parts of Lake Kalamazoo or Silver Lake or to particular times of the day. Another option could be a harbor patrol paid for by all three governmental units. More information is necessary to establish the need for regulation. If surface water use is regulated, each unit of government would need to agree to a common regulatory approach. Surface water use conflicts will grow more acute on Lake Kalamazoo 1f existing dockage is extended much further into the Lake. Such extensions should not be permitted as the surface area available for various recreational uses will be too drastically reduced. Existing no-wake zones should also be more rigorously enforced. RECOMMENDATIONS TO GUIDE nmJRE USE In seeking to balance economic development with environmental protection. the concept of carrying capacity should be a major consideration. If the carrying capacity ofland or water ls exceeded, then activities cannot be undertaken without unacceptable impacts on users, the environment. or both. Impacts can include increased trip times, decreased safety, pollution, loss of open space, and many other considerations. The key is prevention of overuse by limiting intensity of use on adjoining lands and regulating suiface water use. Tri-Community Comprehensive Plan �8-10 Environmental protection must be a leading principle in making future land use decisions along the waterfront. Environmentally sensitive areas such as sand dunes, wetlands, high rtsk erosion areas, floodplains, and key woodlands should be protected from unnecessary desbuction. Development should complement rather than destroy these areas and their values. By doing so the environmental quality of the air and water will be improved, wildlife habitat will be preserved, scenic values will be protected, and the character of the area will be maintained. Some new intensive shoreline development will be desirable and necessary, but the balance should not be disproportionately on the side of new tax base as it has been for the past decade. Opportunities to enhance the waterfront should be seized. Parks and open spaces should eventually be ltnked with other publlc places. Additional access to the waterfront should be acquired when available, and existing access via street ends and parks should not be lost through neglect or inaction. A new publlc martna should be constructed if resources are available and the cost could be spread among local citizens and other users (such as through grants or user fees) . Visual access from public thoroughfares and walkways should be maintained in all new waterfront development. Protection mechanisms, like the Natural River designation, should be recognized for the ancillary benefits they brtng to the community. A local "Friends of the River" organization could be instituted to annually adopt and clean up the shoreline to remove floating debris, other waste, and downed timber that become lodged there. A special effort to maintain the character of Lakeshore Drtve along the Lake Michigan shoreline should also be initiated. A comprehensive stormwater management plan and wetlands protection plan should be instituted as part of a broad water quallty protection program that is based on the small watersheds that feed the Kalamazoo River Basin. The Soil Conseivatlon Service should be asked to assist in preparing nonpoint pollution guidelines to help guide fa.nners in land management practices that help keep the River clean. spectjur1Sdiction boundaries. Their future quality and desirability depends on all governmental units through which they flow playing an active and supportive role in protecting and improving water quallty. To advance this goal, the Jointly appointed waterfront committee should be reinstituted or its responsibilities shifted to the Joint Planning Committee which helped fashion this Plan. NEED FOR JNTERGOVERNMENTAL COOPERATION Each of these recommendations requires a strong degree of intergovernmental cooperation. Watercourses, like the environment, do not re- Tri-Community Comprehensive Plan �N A MAP8.1 WATERSHEDS Kalamazoo River Basin Boundary Tri-Community [2] Creeks & Drains Small Watershed Areas : 1) Douglas 2) Tannery Creek 3) Peach Orchard Creek 4) Kalamazoo/Morrison Bayou 5) Ash Drain 6) Silver Lake Creek 7) Goshorn Creek 8) "Cemetery" Creek 9) River Bluff-Indian Creek 10)Saugatuck August 1989 DATA SOUACE :Allegan County Drain Commission Planning & Zoning Center Inc, Lansing, Ml �N A ~ MAP8.2 NO-WAKE ■ Tri-Community No-Wake Area Additional No-wake Area During Periods Of High Water August 1989 DATA SOURCE : Tri-Community Waterfront Committee Planning & Zoning Center Inc, Lansing, Ml �06 l )0 J2 J7 Jo JJ 29 J4 J7 JO 21 J7 JO " Jl 21 ,. 2' Q 2• 27 ~ 21 2J JO 26 0 20 22 22 20 MICHIGAN Scale hlSJJOI ·- IOUNOINOI IN rcrr 1£ .... MAP 8.3 SAUGATUCK HARBOR �MAP 8.4 MARINAS 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11 . 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. Tri-Community Ship & Shore Motel/Boatel (0) East Shore Harbor Club (64) Pointe Pleasant Yacht Club (14) Sergeant Marina (63) Tower Marina (322) Skippers Cove (12) Water Side Condo (12) Naughtins Marina (37) Saugatuck Yacht Club (16) Deep Harbor Deve , Inc. (46) South Side Marina (24) Casa Loma (11) Gleasons Marina (9) Saugatuck Yacht Co. (81) Walkers Landing (22) Windjammer Condo Association (12) Schippas Marina (10) Singapore Yacht Club (50) West Shore Marine Inc. (57) Bridges Of Saugatuck (8) Coral Gables (50)) V & L Properties ( 10) Back Bay Marina (12) Southside Marina (24) Total Number Of Permitted Marina Boat Slips In Area ......... 966 August 1989 DATA SOURCE:DNR Planning & Zoning Center, Inc, Lansing, Ml ��N A MAP 8.5 STREET ENDS/ PARKS G Street/Road Ends 0 Tri-Community Parks ~ Public Access 1) Oval Beach 2) Mount Baldhead 3) Chain Link Ferry 4) Douglas Beach August 1989 DATA SOURCE: Planning & Zoning Center Inc, Lansing, Ml �N A See Preceding Map For Information Regarding This Area Tri-Community MAP 8.5 A STREET ENDS/ PARKS ~ Street/Road Ends [ill Public Access August 1989 DATA SOURCE : 0 Parks 1) Shultz Park 2) River Bluff Park 3) Sundown Park Planning & Zoning Center Inc, Lansing, Ml �9-1 Chapter9 GROWTH AND DEVELOPMENT TRENDS Growth and development trends reflect past settlement patterns in a community and provide a basis for estimating future development patterns. Growth rates are one aspect of change. These show which areas are growing at a faster rate. Residential construction permits show where most of this residential development is taking place and provide insight into residential preferences. Land subdivision trends show the rate at which small lots are created. Rapid land subdivision caives up agricultural land and other open spaces for residential use and thus permanently transforms the rural character of an area. Inefficient land subdivision takes large amounts of potentially developable land out of use as long "bowling alley" lots or "flag" lots are created. Population trends may be used to project future population, which 1s used to estimate future land use needs and settlement patterns in a community. And finally, a "build out" scenario may be created based upon the vacant or buildable sites in an area to get an idea what the area might look like if it were developed according to current zoning and use requirements. A more complete discussion of these issues 1s included below. GROWTH RATES During the past decade, the Township's population growth rate hit 40%, up from only 11 % between 1960 and 1970. The growth rate in the Village declined from 35% to 17% over the same period, and the City went from a 19% growth rate in the 60's to only 6% in the 70's (see Table 9.1). TABLE9.l RATE OF POPULATION CHANGE COMMUNITY Saugatuck Saugatuck Twp. Douglas AREAWIDE 1950-60 1960-70 1970-80 20% 10% 6% 34% 35% 29% 11% 35% 16% 40% 17% 22% The City's slower growth rate is due in part to a shrinking supply of vacant or developable land and in part to a higher proportion of seasonal residents and elderly in small households. The Township's large supply of land has translated into high growth rates. The Village continues to have a high rate of growth, and while this has declined from the higher growth rates experienced during the past two decades, it 1s increasing again in this decade. In terms of actual numbers, the areawide population nearly doubled between 1950 and 1980, when it reached a total of 3,780 people. The Township gained over half of these new residents. RESIDENTIAL CONSTRUCflON Building permit data reveal 'development trends in each community since 1980. Most of Saugatuck's growth has taken place along the lakeshore in the form of multiple family condominiums. The City has seen the development of eight condominium projects containing 127 indMdual units since 1980. Single family residential building permits show that only 65 single family units were built in the City between 1970 and 1984 (after 1984 the census quit recording local construction data for Saugatuck). Development in the Township has followed an opposite path. Since 1970 about 280 single family homes have been constructed in the Township and only 8 multiple family units. This residential development has been focused in three areas: along Lakeshore Drive: in the area west of 1-96, north of 134th Street, and east of 64th Street: and around Silver Lake. The Village has also attracted multiple family housing development. ApprOXimately 46 single family homes and 73 units of multiple family housing have been constructed in the Village since 1980. with most construction occurring south of Center Street along Lakeshore Drive: in the northwest comer of the Township: and north of Westshore St. and east of Ferry St. Aside from new construction, the number of additions. extensions, and other improvements was high in each community. Tri-Community Comprehensive Plan �9-2 created an ·overflow" effect. If the rapid subdivision of rural land continues unchecked. it will threaten the viability of the Township's agricultural base and increases demand for public seIVices, especially sewer and water. Unfortunately, the areas involved and the lots created are so large that it will not be cost effective to provide any new public services in these areas for many years. FIGURE 9.1 SUBDIVISION TRENDS CHANGES FROM 195<4 TO 196,$ p E T R H C o E u N s A T N A D MIGRATION Migration Is a strong component of population growth throughout the County. Allegan County experienced net in-migration of 3.03% between 1983 and 1987-the eighteenth highest rate of in-migration in the state. Many of these 1mm1grants are retirees. Figure 9.2 reveals migration patterns of senior citizens in the region over the past three decades. It reveals an explosion of retiree migration into Allegan County since 1970. Between 1980 and 1985, the rate of retiree migration into the County continued to cllmb, reaching 2.17 compared to -0.26 for the state as a whole. G s E 70+ ~ 1&-311 10-15 s-; 2_. 1 OR LESS LOT SIZE (ACRES) LAND SUBDIVISION TRENDS Land subdMsion trends in the area are startling. Between 1954 and 1984. the number of lots in Saugatuck Township increased by nearly 60%, as large rural or agricultural parcels were caived into smaller lots. In 1954 the maJorityoflotswere 20 acres or more, while in 1984 most lots fell into the 1-4 acre category (see Figure 9 .1). Rapid subdivision of the Township ·s large rural parcels was stimulated by increasing demand for scenic rural living, along with the decreasing supply of land in the City which FIGURE 9.2 KENT OTTAWA' 54 501 • 1412 RETIREE MIGRATION TRENDS SOUTHWESTERN MICHIGAN 0 -767 -1148 . -713 -247 -457 I 150 AUEGAN. l■ A·RRY EATON -173 · -5 • -158 12 121 - _142 1040 · 132 · 804 I I I I l I Net Migration of The Population 65+ 1950-60 1960-70 1970-80 I · - · - - ..l_ - - . ...l_. ---- VAN BUREN i'ICALAMAZOO ,• +· $ ~~ -r I -13 234 1039 ~ . -447 ' -1651 1 t -1729 ,sr:- 36 -~--, CAis" • . 390 I 578 I -44s I 130 ss 109 I I I • 1 Tri-Community Comprehensive Plan • I .LQ.UPH.. -33 580 I CALHOU_N -1196 -1131 -592 --,.- IR~-~~H -149 -12s -181 �9-3 POPULATION PROJECTIONS Future population for the tri-community area was projected based on the 1970 to 1980 population trend, rather than long term trends, due to the recent changes in the rate of population growth described above. A composite straight-line trend can be projected by applying logarithms to determine the ratio of change based on the 1970 to 1980 trend. Table 9.2 below illustrates these results: Thus if current trends continue, the area can expect about 1800 more people in 2010 than in 1980. Sixty-four percent of this growth is expected to occur in the Township, with 21 % in the Village, and 15% in the City. Due to the greater availability of land in the Village, it will eventually overtake the City in terms of overall population growth, as seen in Figure 9.3. PROJECTED LAND USE NEEDS: 2010 To determine the impact of this population growth on residential land use, future population is translated into new households. This is done by applying the average household size for each community to the projected population in 2010 and then subtracting 1980 households. The result is an estimated 739 new households in the tri-community area by 2010. These results are shown in Table 9.3. FIGURE 9.3 POPULATION TREND SAUGAlUCK TWP. p 0 p 3.0 2.5 Uo L u 2.0 A! 1.5 TN 1.0 I o 0 lWP.ONLY SAUGATUCK = T H C!Z!m3 DOUGlAS s 0.5 N 0.0 1G50 11180 11170 11180 111110 2000 2010 YEAR Future demand for land by these new households may be estimated by looking at land subdivision trends and current settlement patterns or zoned densities. While most residential development in the Township will fall into the low density category (2 units per acre), residential land in the Village is zoned predominantly for medium density residential development (4 to 5 units per acre). The City's development patterns are dense due to land scarcity, although zoned densities are roughly equivalent to those of the Village. If present trends continue, over half of the 739 new households will settle in low density TABLE 9.2 PROJECTED POPULATION 1970-1980 TREND COMMUNTIY Saugatuck Saugatuck Township Doul!]as AREAWIDE 1970 1,022 1,254 813 3,089 1980 1,079 1,753 948 3,780 1990 1,163 2,074 1.061 4,298 2000 1.254 2,454 1,187 4,895 2010 1,352 2,904 1.328 5,584 TABLE9.3 PROJECTED NUMBER OF HOUSEHOLDS COMMUNTIY Saugatuck Saugatuck Township Doumas AREAWIDE POP. 2010 1,352 2,904 1,328 5,584 HH SIZE 2.00 2.69 2.44 #HHs 676 1,080 544 2,300 Tri-Community Comprehensive Plan 1980 HHs 537 633 391 1,561 NEWHHs 139 447 153 739 �9-4 TABLE9.5 NEW HOUSEHOLDS BY DENSITY TYPE TABLE9.4 PERCENTAGE OF POPULATION BY DENSITY TYPE COMMUNITY LOW Saugatuck Twp. 800/4 Saugatuck 400/4 Douglas 5% MEDIUM 100/4 400/4 700/4 HOUSEHOLDS MED. HIGH TOTAL HIGH 100/4 200/4 25% LOW COMMUNITY Saugatuck Douglas SaUS!atuck 1\vp. AREAWIDE 56 8 358 421 28 38 45 111 56 107 45 207 139 153 447 739 Totals are based on unrounded figures. TABLE9.6 FUTURE RESIDENTIAL LAND NEEDS COMMUNITY Saugatuck Douglas Saugatuck AREAWIDE LOW 24 4 205 234 TABLE 9.7 AVAILABLE ACREAGE BY LAND USE TYPE ACREAGE* MED. HIGH TOTAL 14 26 13 3 4 10 17 53 41 34 228 303 ACREAGE COMMUNITY COMM. Saugatuck Douglas Sat.1$tuck1\vp. TOTAL ACRES 3 33 155 191 IND. RES. 0 49 22 135 197 5,950 6,282 71 *times 1.25 (20% allowance for rights-of-way) Totals are based on unrounded figures. TABLE9.8 POPULATION 2010: BUILD OUT SCENARIO UNDER ZONING IN EFFECT COMMUNITY ADDITIONAL HOUSEHOLDS Saugatuck Douglas Saugatock1wp. AREAWIDE 330 1,139 16.413 17,882 AVERAGE HH SIZE 2.00 2.44 2.69 residential areas. translating into the conversion of 234 acres ofland. Fifty-three acres would be transformed into medium density residential use, and about 17 acres would be developed at higher densities as apartments of clustered units. Tables 9.4 to 9.6 show this projection of current trends. BUILD our SCENARIO The projections shown above are only estimates based on current trends. Yet any number of events could alter these trends. For example, provision of sewer and water service in to the Township could intensify the type. density, and rate of growth that occurs there. The location of a new industry in the Village could attract new families into the area. And Saugatuck's attraction as a center for tourism could continue to ADDITIONAL POPULATION 660 2,779 44.151 47,590 PRESENT POPULATION 1,079 948 1.753 3.780 TOTAL POPULATION 1,739 3,727 45.904 51,370 grow, fostering greater in-migration of retirees and others searching for an alternative lifestyle. If the area were developed to its full capacity, what would it look like?This exercise, called a "build out" scenario, provides an estimate of the buildable capacity of the City and Village under currently zoned densities, with a rough estimate for the Township. Acres were estimated based on vacant or developable land (not including existing agricultural areas) in each community by zoned use and density /minimum lot size. These results are shown in Table 9. 7. This information can be translated into a population estimate by first dividing the developable acres by the minimum lot size in that zoning district to determine the number of households which could occupy the parcel(s). This reveals the area capacity for about 17,882 Tri-Community Comprehensive Plan 17'" �9-5 new households. The new households are then multiplied by the average household size for that community to derive a population estimate. Thus, under a build out scenario, the area could accommodate about 47,590 new residents. bringing ' the total tri-community area population to over 50,000 people (see Table 9.8). If land currently being farmed were added to these estimates, the total would be considerably higher. POUCY IMPLICATIONS If development were to proceed under existing zoning, as reflected in the build out scenario, then the tri-communtty area would gradually turn into a suburban enclave, complete with a long commercial strip from one end of Blue Star Highway to another. This is problematic in light of the 1988 Public Opinion Smvey which revealed the vast majority of respondents have the following preferences: • maintain the scenic, small town/rural character of the area; • no strip commercial development; • small commercial shopping centers off of major roads; • preserve open space along the waterfront; • protect the environment by prohibiting development of dunes and wetlands. These results suggest the need to reevaluate current zoning and regulatory policy. Policies to achieve the public's development objectives are included in Chapter l, and the Future Land Use Plan in Chapter 10. Regulatory tools, such as zoning, subdivision regulations, and site plan review will be amended to insure consistency with this plan and the comprehensive plan of each jurisdiction. Tri-Community Comprehensive Plan �10-1 Chapter 10 FUTURE LAND USE G ood land use planning is essential to the future quality of life of the tri-community area. Future land use arrangements are diflkult to predict and guide to achieve desired results. A future land use map and plan embodies local land use goals, objectives, and policies and provides one land use scenario which a community may use as a physical guide. Goals and policies, in tum, provide the policy guide for land use and development decisions. The future land use map accompanying this chapter is the composite offuture land use maps in the Saugatuck, Douglas, and Saugatuck Township Comprehensive Plans (see Map 10.1). It seeks to anticipate community land use needs for 20-30 years. These future land use arrangements are based on information in this plan and the individual community plans, with an emphasis on border issues. Proposed future land use is based on analysis of existing land use, impacts of area trends, projected future land uses needs if current trends continue, and the relationship of land use activities to the natural resource base. All proposals are intended to be consistent with the goals, objectives, and policies presented in Chapter 1 (which were created with substantial public input). Many factors could intervene that would require reevaluation of certain arrangements or the entire plan. For example, if a large mixed use development (e.g. 1000 single family units plus some commercial) were built or if a large single employer would enter the scene (e.g. an auto manufacturing facility) then land use arrangements in this plan must be reexamined. A few key planning and design principles were used to evaluate alternative land use arrangements. With slightly different trends and projections, application of the same principles could lead to different conclusions and different land use arrangements. However, these differences would be related to the amount of particular land uses more than their location or relative relationships to adjoining uses. Likewise. there are many areas in which alternative land use arrangements would be satisfactory providing they remained in keeping with these basic planning principles. Consequently, it iS crucial that this plan be regularly reviewed and updated at least once each five years to insure its continued relevance in planning for future land use needs. PLANNING AND DESIGN PRINCIPLES Future land use arrangements were determined based on compatibility with surrounding land uses, natural capacity of the land for particular uses, and necessary infrastructure improvements. These land use arrangements can and should be refined into timed and sequenced development areas, once some key deciSions concerning the proviSion of sewer and water services are made. The following planning and design principles are the technical foundation ' (or rationale) in support of the proposed land use arrangements graphically depicted on Map 10.1. Map 10.1 depicts generalized land use. which iS carrted out through mapping of zoning distrtcts. The planning principles listed above are implemented prtmarily through zoning regulations and applied during the site plan review process. These principles are consistent with the goals, objectives, and policies in Chapter 1 and should remain the basiS for reviewing any subsequent changes to the proposed Future Land Use Map. These planning principles are: • Protection of Public Health and Safety • Conservation of Natural Resources • Environmental Protection • Minimizing Public Service Costs • Efficiency and Convenience in Meeting Land Use Needs • Insuring Compatibility Between Land Uses (Nuisance Prevention) Often a land use decision based on one principle also advances another. For example, prevention of filling or construction on floodplains protects public health and safety, conserves natural resources, protects the environment, and minimizes public service costs (especially for relief efforts). It may also create a valuable buffer or open space between uses and hence help insure compatibility. Tri-Community Comprehensive Plan �10-2 Protection of Public Health and Sqfety Key situations in which this principle is applied include: • avoiding construction in areas which present natural hazards. In the trt-community area these include areas too close to the Lake Michigan shoreline at high risk from erosion from coastal wave action; floodplains; saturated soils and wetlands; soils not well suited for support of foundations or safe disposal of septic wastes; and steep slopes. • avoiding construction where an intensive land use activity is not adequately serviced by all weather public access; • avoiding construction in areas with soils contaminated by hazardous and/ or toxic waste. Conservation of Natural Resources Failure to consciously protect nonrenewable natural resources exposes a community to unbridled destruction of those resources which are the foundation for an area's character and quality of life. Conservation of natural resources usually focuses on: land, water, minerals, certain soils (such as prime farmland), wetlands, sand dunes, areas supporting an abundance and diversity of wildlife, and unique forested lands. Areas where the land and the water meet are the most important. Indiscriminate land subdivision frequently reduces the size or alters the shape of land, thereby compromising the resource value and production potential of those lands. This occurs frequently in prime agricultural areas and once lost, these lands may never be reclaimed for food production purposes. If widespread, such losses can dramatically alter the character of an area. These changes reflect lost opportunities- usually higher public service costs and gradual degradation of an area's tourism potential. Environmental Protection This principle aims at preventing pollution. impairment. or destruction of the environment. While there is considerable overlap with natural resource conservation issues, environmental protection measures focus primarily on air and water quality, and the impact of activities where the water meets the land. Environmental quality is best preserved by planning for appropriate land use activities in and near sensitive environmental areas, and managing development accordingly. Minimizing Public Service Costs Public service costs may be minimized by encouraging new land uses where existing infrastructure is not used to capacity and where expansion can be most economically supplied. This also results in compact settlement patterns, prevents sprawl, and if favored by taxpayers because it results in the lowest publlc service costs both for construction and maintenance. E.[fi.dency and Convenience in Meeting Land Use Needs To be efficient in meeting future land use needs communities must make better use of existing infrastructure and plan for infrastructure expansion in a manner which keeps the costs low and does not create huge areas where infrastructure will not be fully used for many years. It also means locating future land uses so that travel between actMty centers is minimized. For example: building schools, neighborhood commercial activities, day care facilities, fire and police protection, etc. near the residential areas they serve. This saves municipal costs on initial road construction and future maintenance. reduces everyone's gasoline expenditures, and conserves fossil fuel supplies for future use. Insuring Compatibility Between Land Uses A central objective of land use planning is to locate future land uses so that they are compatible with one another. This prevents future nuisance situations between adjacent land uses, such as loud sound, ground vibrations. dust. bright lights. restricted air flow, shadows, odors, traffic, and s1milar impacts. A few obvious examples of incompatible land uses include factories, drive-in establishments. or auto repair facilities adjacent to single family homes. With proper planning, land uses can be tiered to buffer impacts and orderly development can occur. Examples include: commercial service establishments on highway frontage with backlot wholesale, storage, or office uses abutting a residential area; or single family residential uses adjacent to park and recreation areas. DEVELOPMENT AND CONSERVATION AREAS The future land use map for the tri-community area was prepared by first identifying conservation areas and then examining the suitability of remaining lands for various development purposes. Conservation areas fall into Tri-Community Comprehensive Plan �10-3 two basic types: agricultural resources and other natural resources. Nonrenewable agricultural resources are limited to prime agricultural soils which are uniquely suited for crop production and require the least expenditure of energy and chemicals per acre of crop produced. Prime farmland may not be artificially created and is a rapidly diminishing natural resource. While Michigan has an abundance of farmland, prime farmland is in much shorter supply. Therefore, this plan recommends preservation of prime agricultural lands for agricultural production purposes. Other natural resource areas were used as the basis for establishing conservation areas. These include sand dunes, wetlands, floodplains, streams, creeks and drains. the Kalamazoo River, Lake Kalamazoo, and areas at high risk of erosion along Lake Michigan. These areas are proposed for very limited future development in keeping with their fragility and importance in buffering Lake Michigan storms, filtering and storing water during periods of flooding, draining stormwater from land, providing habitat for a wide range of plants and animals, and for their wide ranging open space values. Destroying these resources would destroy the essential qualities which continue to attract residents and tourists to the area. If conserved and wisely used, waterways and farms will become a natural greenbelt system that continues to enhance the area for years to come. Local zoning ordinances should be amended to include conservation practices. ENTRY POINTS There are four major entry points into the three communities. Each of these go through Saugatuck Township. They are: • from Lake Michigan on the Kalamazoo River • from I-196 at Blue Star Highway (north) near 136th Ave. • from I-196 at M-89 (south end) • from Fennville on M-89 In addition there are two entry points specific to Saugatuck and two to Douglas. These are: • from Blue Star Highway onto Washington Road/Holland St. • from Blue Star Highway at the Kalamazoo River bridge onto Lake Street (north end) • from Blue Star Highway at the Kalamazoo River bridge (south end) • from I-196 at Blue Star Highway (south end of Douglas Just south of 129th St.) At the present time, only the entry points flanking the Kalamazoo River Bridge on Blue Star Highway and the entry from Lake Michigan provide an aesthetic and inviting entry into the trt-community area. The entry along North Blue Star Highway is especially bad. Incompatible land uses, poorly maintained properties. buildings too close to the road. poorly marked ingress and egress to commercial establishments, poor road conditions. a proliferation of off-premises advertising signs, and an unattractive Saugatuck entry sign and intersection greet the newcomer or tourist. Less severe characteristics surround the southern entry to Douglas from 1-196. The remaining entry points don't leave a bad impression. they simply leave no impression at all. The public opinion surveys also reflected citizen concern about the appearance of properties along Blue Star Highway. The situation is further harmed by signs along I-196 which fail to inform southbound travelers at exit # 41 that they can access Douglas (only Saugatuck is mentioned) or along northbound 1-196 at exit# 36 which tell travelers that they can access Ganges. but not Saugatuck and Douglas. If left unresolved could have severe consequences for the area's competitiveness with other resort communities. First impressions are very important in the tourism industry. Attractive entryways help entice tourists into the community and leave a positive impression to encourage future visits. The entry points represent the community and should reflect those qualities which make the area special. Fortunately, these design problems are easily overcome, and with only minimum public investment. A special effort to develop alternatives for improving the entry points should be initiated. In addition, new land developments in these areas (or changes to existing ones) need to be carefully reviewed to insure that changes enhance (and do not further detract from) the positive image and character that should exist in these areas. RESIDENTIAL Residential use will continue to be the predominant developed land use 1n the tri-community area. The existing residential areas in Saugatuck and Douglas provide a rich and interesting mix of housing sizes, styles and ages. The challenge in the next twenty years will be maintaining the older housing stock and ensur- Tri-Community Comprehensive Plan �.. I 10-4 ing that the growing ranks of part-time residents and absentee owners does not result in housing deterioration. Equally important will be efforts to blend new development with the older character of existing land uses. Douglas has considerable potential for new housing development and has the greatest opportunity of the three jurisdictions to encourage the construction of affordable housing, due to available land that is suited for basement construction and the potential to extend sewer and water efficiently. If the Saugatuck School District is to survive with the same breadth of programming and quality it has today, then affordable housing oriented to families must be available . In terms of new construction, affordable housing typically means homes of about 1,000-1,200 square feet, on smaller than average lots, and priced at not more than $70,000. Some public incentives or "write-downs" are typically necessary to alter one of these basic elements. Some housing meeting this definition is being built on large lots in the rural parts of the Township, but not in any significant quantities. A unique opportunity exists for the area communities to take the initiative in providing affordable housing. If plans proceed to acquire the property commonly known as the Jager property, for a new water intake plant. part of the parcel could also be used for affordable housing. A design competition or specially hired site plan could be arranged to provide for affordable housing in this area. The site plan would be required to tier houses by size and type to blend with existing homes along Lake Shore Drive. The treatment plant could be buffered from the residential area and the land costs paid back through development. New residential construction in the Township should be encouraged on soils suitable for basements and with soils capable of safe septic disposal. The best locations for concentrations of such housing are north of Saugatuck and southwest of Douglas. No new residential subdivisions should be developed in the agricultural areas of the Township during the planning period. Within Saugatuck, there will be pressure to remove existing homes along the waterfront and replace with higher density condominiums. Condominium development that greatly diminishes the public view of the waterfront should not be permitted, especially along Lake St. Additionally, the height of new construction should not exceed 25 feet along the waterfront. It would be better to place the taller, higher density de- velopment back onto "the hill" and leave the shoreline open. COMMERCIAL There will be three primary commercial cen- ters within the tri-community area. Downtown Saugatuck will continue to serve as the major center for commercial tourist actMtles. This should be encouraged. The downtown area should not be permitted to expand outside the area presently zoned for downtown commercial use. Appropriate measures should be adopted to mitigate impacts of the city center on adjoining residential areas. The shopping area in Douglas along Blue Star and extending down to the freeway interchange should be encouraged to continue to (re)develop with a primary focus on local commercial services and a secondary focus on highway related uses near the interchange. This area needs curbs and gutters and right tum lanes. The buildings and parking on many properties are poorly designed, so any opportunity to improve design, safety, and function should be seized. Additional tourist-oriented businesses should be discouraged in this area, and instead redirected to downtown Saugatuck and the original Douglas Village Center. The present commercial zoning of Blue Star south of the Douglas interchange should be eliminated except for small areas representing existing commercial establishments at the freeway and M-89 interchanges. Land use analysiS reveals that this commercial land is far in excess of projected need within the planning period. It cannot be cost-effectively serviced with sewer and water, nor can it be adequately controlled with the existing zoning in place. It will, over time, only detract from more appropriate commercial areas in Saugatuck, Douglas and along north Blue Star Highway. and create an extended commercial strip. The area between Saugatuck. the North Blue Star Highway, and 1-196 freeway interchange, which is presently developed for a variety of land uses, should be encouraged to develop for highway service uses through more refined zoning regulations than are presently in place. No further warehousing, boat storage or repair, mini-storage, or similar land uses should be permitted along the frontage. Instead, motels, auto service centers, restaurants, and similar highway service establishments should be allowed. General business uses like shoe stores banks, hardware stores. etc., should encour~ Tri-Community Comprehensive Plan �10-5 aged in the general business area in Douglas and not in interchange areas. Allowing general business establishments to spread results increase the number and length of trips for local residents, causes a corresponding waste of fossil fuels, and increases the potential for individual businesses to fail, since the "critical mass" of general business opportunities in a single location is not present. INDUSTRIAL Neither the Haworth facility in Douglas nor the Rich Products fruit processing facilities in Saugatuck represent the best use of those properties in the long run (which is commercial). However, they are well-maintained local companies which are major employers, and without a public effort to relocate those firms in comparable facilities elsewhere, the local comprehensive plans will continue to recogntze them. At the same time, the small industrial area along Blue Star in Douglas should continue to be developed for light industrial actMUes. If a large light industrial concern, or industrial office facility were to be interested in a location in the area, the land between 1-196 and 63rd St. at the northern freeway interchange should be considered. While there are some limitations to development of that land, it could probably be served with sewer and water efficiently. However, road improvements would be necessary to bring roads up to all weather standards. If a waterfront location were desired for use by a new industrial concern, it should be considered only if it can be efficiently provided with public services, there is no public loss of access to the waterfront, and the activity is waterfront dependent. Other scattered site locations should not be considered for new industrial actMty. Industrial parks are an excellent way to manage future industrial growth. Although they have broad, long-term public benefits (including lower service costs, fewer nuisance impacts, better design, and less environmental impact), industrial parks require a large short-term investment in land and public services. Therefore, it is crucial that studies be conducted to insure that the park could be competitive with others in the area. The Michigan Department of Commerce maintains an inventory of industrial parks through the Statewide Site Network. Only certified industrial parks will be included on this list, and thereby be able to effectively compete for new industries. To be certified, industrial parks must be at least 40 acres, a site plan for the park must be approved, soil borings must be conducted, infrastructure must be completed, utilities must be installed 300 feet into the park, and protective covenants must be established. AGRICULTURE Agriculture is a major contributor to the economy and rural character of the tri-community area. It provides a contrast with developed areas of Saugatuck and Douglas. The south central portion of the Township contains thousands of acres of prime agricultural soils, is characterized by extensive farming of those soils, and much of this land is enrolled in PA 116, the state Fannland and Open Space Protection program (see Map 4.10). The size of existing farms. the location of these lands away from the immediate path of development. the lack of existing or planned sewer and water services, the lack of need to convert prime farmland to nonagricultural use. and the broader public purpose of preserving prime fannland for present and future food production strongly argues in favor of retaining these lands in agricultural production for the entire planning period and beyond. Land divisions and development for nonagricultural purposes should not be permitted in this area. The adjoining lands on the east and to the north of the prime farmland soils (and south of the river) are also characterized by a large number offarms, although the average lot and farm sizes are smaller. Scattered residential development on large lots is also taking place. The soils are suitable for limited residential development. but agricultural uses should be the primary land use in these areas. No plans are underway to provide sewer and water to this area within the planning period and it would not be cost effective to do so. Consequently, development density should remain low. Another future agricultural use issue goes beyond where agricultural areas should be located and focuses on the character of the agricultural area and its relationship with the regional economy. Agriculture in the trt-community area has prospered primarily through cultivation of fruit, grain crops, hay and alfalfa. and in the case of nurseries, plants. These actMties take advantage of the area's prime soils. Efforts are also underway to attract tourists to the larger fruit farms to watch cider-making, eat freshly baked fruit products, and pick fruit- Tri-Community Comprehensive Plan �10-6 thus capitalizing on economic opportunities presented by the area's tourism industry. These issues raise concern overthe compatibility of high density livestock and poultry operations with the character of agricultural areas and the impact of the noxious odors on tourism- which is a central component of the region's economy. High density livestock operations also pose substantial health and safety questions. This is a strong consideration due to the nature of the soils in the agricultural areas and their proximity to extensive wetlands and water bodies. It is also relevant that groundwater is the sole source of potable water in the agricultural area. Based on these economic and environmental considerations, this planning area is not an appropriate location for high density livestock operations. WA1ERFRONT Most of the nonwetland shoreline in the City and Village have been developed. The balance is in private ownership. With the exception of the condominium properties and the large Rich Products office building on Lake Street, these parcels are developed at a scale and density that greatly contributes to the ambience and character of the area. Much of the City's downtown waterfront has an excellent system of interconnected public and private walkways providing shoreline access. This magnifies the attraction of Saugatuck as a tourist haven. But public boat access is more limited. and parking for car and boat trailers is scarce. Private marina space is also limited and expensive. Douglas has few public access sites, even though half of the Douglas waterfront is still undeveloped. Access has not been fully developed on public lands to take advantage of the recreational potential. For example, steps should be taken soon to preserve the lovely vista along Blue Star Highway near the bridge in Douglas for future generations. The public opinion survey reflected little support for additional marina development in the Village either by public or private parties. But over 800/4 of the respondents favored public acquisition of underdeveloped waterfront lands in Douglas. Thus, the waterfront areas in Saugatuck and Douglas should be maintained in present uses except where opportunities exist to acquire more public access sites. Additional marina development should be limited. especially on Lake Kalamazoo, due to congestion during summer weekends. Public waterfront properties in Douglas should be developed to enhance their recreational potential. The Kewatin stands as a symbol of the area's shipping history- a local historical landmark. It should not be allowed to fall into disrepair. If the Kewatin cannot be adequately maintained in the future, however, then it should be removed so it does not become a blight on the shoreline. Mooring of other large vessels along the Lake Kalamazoo shoreline should be prohibited, as this would block the limited public access to the waterfront. Areas along the north shore of the Kalamazoo River between Blue Star and 1-196 should remain in their present natural state. Public parcels along the west end of the south shore should be improved for additional recreational use. A limited number of new boat slips would also be appropriate. Additional marina development should not be allowed east ofl-196. nor should any other intensive shoreline development be allowed in this area within the planning period. New efforts should be initiated to undertake annual river cleanup campaigns. The Kalamazoo River is the principal natural resource and a scenic amenity, but it has been polluted by activities upstream. More efforts are needed upstream to improve water quality downstream. More local efforts should also be initiated to further enhance the recreational potential of Lake Kalamazoo and the Kalamazoo River. Tri-Community Comprehensive Plan �MAP 10.1 FUTURE LAND USE ~Agricultural rffiml llili1i Rural Residential Tri-Community ■ Highway Commercial rmm Institutional , ,, . ■ Low Density Residential ,,,,,,,. ,,,,,,,. ■ Medium Density Residential ~ Mixed Residential ■ City Center Commercial August1989 f~:H~: Conservation/Recreation Floodplain/Wetland HH Industrial D Water Planroing & Zoning Center, Inc, Lansing, Ml �Tri-Community N FUTURE LAND USE A 0 4,000 8,000 12,000 It Scale 1" = 9060 ft . ... ,~.,,,.,.,,~ .;v~w..r.1Vv·• ..., -~, · ~ -,..,..,...,._...,.,AJVVV\A/" �N ~ + . A 0 4,000 2 ~ 1 . 0 C :r 'i • 8,000 Scale 1" = 9060 ft 28 . ? I i ! • 27 L..___ _ 0 . t ' ◄ :r , ,: 35 ,, , ..: t'' , .... - MAP 10.2 MAJOR ENTRY POINTS ~ 11-19 55 . i 4 '' SAUGATUCK TWP. Tri-Community Entry Points August 1989 DATA SOURCE: Planning & Zoning Center Inc, Lansing, Ml �11-1 Chapter 11 INTERGOVERNMENTAL COOPERATION T his plan synthesizes the key information that is found in each of the indMdual plans of Saugatuck, Douglas and Saugatuck Township. In addition. it makes a special effort to present an analysis and recommendations concerning joint environmental and waterfront issues (see Chapter 8). However, none of the elements of this regional plan can be implemented without the cooperation and action of the individual jurisdictions within which the land affected by specific proposals or policies lay. Obviously, this presents significant potential for failure, especially in light of what could occur if there were only a single j urtsdiction. However, the reality is that three separate jurisdictions control land use in the trt-county area and this situation is not likely to change in the near future. As a result. it is recommended that the Joint Planning Committee (3 representatives from each community) established to guide the development of this plan be maintained as a coordinating and oversight body to insure that the proposals in this plan are implemented and that the actions of single entity contrary to this plan do not go unchallenged. If special committees, such as the Joint Waterfront Committee are also continued, they should be formally included in the arrangement, otheIWise, their functions should be absorbed by the Joint Planning Committee. The Joint Committee should meet at least quarterly or at the call of the chairperson and report its minutes promptly to the governing body of each member jurisdiction. As there is no formal mechanism for adoption of this regional plan (although Act 281 of 1945, the Regional Planning Act could be used for this purpose, but it would first require the formal creation of a regional planning commission) there is also none for its amendment. However, as long as it is formally accepted by the individual planning commissions and legislative bodies as consistent with the individual plans prepared as a part of this process. then at least from the start it will have some credibility. Its future credibility however. will depend on whether the subsequent actions of individual local governments are consistent with it. It could and should be modified as necessary. simply by the concurrence of proposed changes by each Planning Commission and governing body. In the end however, since the individual communities will carry the primary burden of implementation. it is important to review the basic tools they have to undertake the substantial tasks laid out in this plan. In addition to regulatory tools and facilities management tools. there are also a host of funding sources that may be available to assist with particular projects. It is almost always safe to say that joint proposals involving two or more jurisdictions have a greater chance of receMng funding in competitive grant situations than either of the communities alone. As a result, the trt-communities are encouraged to work together in their efforts to secure financial assistance to implement the proposals in this plan. Chapter 12 reviews the options that are known to be available. The completion of this areawide plan should be considered a milestone in the intergovernmental relations between Saugatuck, Douglas and Saugatuck Township. However, it should also be viewed as only the end of phase one in an ongoing planning process. Constantly changing social and economic trends will require periodic updating or amendments to this plan. The interval at which these revisions should be made will largely be determined by the intensity and quantity of change within the tri-community area. Revisions to the future land use map should be made whenever it no longer serves as a useful guide and support for land use decision making. The same is true of the policies portion of the plan. A generally accepted practice is to undertake a thorough update at least once every 5 years. By itself this plan has no legal regulatory force but rather, serves as a foundation upon which regulatory measures are based. The two primary land use regulatory documents which are also the principal means of implementation of this plan, are the zoning ordinance and subdivision control regulations. These regulatory instruments are described in the next chapter. Ongoing efforts to consolidate additional public services such as police and possibly public works should be continued where mutually Tri-Community Comprehensive Plan �11-2 beneficial. Likewise, efforts to fully include the Township as a partner in the Kalamazoo Lake Sewer and Water Authority should be aggressively pursued as should the conversion of the authority into a more independent authority. This would help to take it outside of political influence in day to day administration. Likewise, at some point, additional consideration should be given to consolidation of all governmental services into a single unit of government. A formal analysis of costs and benefits of consolidation may reveal the benefit of this alternative. See the additional thoughts in this regard in Chapter 12. This plan was created in the spirit of cooperation and mutual benefit. its Implementation depends upon more of the same- tenfold. Tri-Community Comprehensive Plan �12-1 Chapter 12 STRATEGIES FOR IMPLEMENTATION PRIMARY IMPLEMENTATION TOOLS Relationship to Zoning All three communities have a zoning ordinance adopted pursuant to the Michigan zoning enabling acts. The intent of these ordinances is to regulate the use of land to provide for orderly growth and development and allow the integration of land uses without creating nuisances. The zoning ordinance defines land use districts and regulates height. bulk use, area of lot to be covered, and open space to be preserved within each district. Because the zoning ordinance should be based upon the analysis contained in the comprehensive plan, present zoning ordinances should be revised to reflect this plan's new goals, policies, and future land use proposals. In connection with the administration of the zoning ordinance, each community should continue to maintain a formal site plan review process. Through this process applicants, in order to obtain zoning approval, must submit plans which clearly indicate how their development proposals will change and affect both the parcel of land being developed as well as surrounding properties. It is recommended that all commercial and industrial development, as well as all subdivisions, multiple family housing, planned unit developments. and other development requiring more than five (5) parking spaces, undergo site plan review. Relationship To Plans/ZOning In Ac(jacent Jurisdictions The land use proposals in this plan were carefully prepared with an eye to ensuring compatibility with those of the adjoining communities, and in the case of Saugatuck Township, with adjoining townships. Equal care should be taken in the future to seek and receive comment on proposals that are on or near a border from an adjoining jurisdiction. Failure to do so will only insure future conflict over adjacent land uses, or the provision of new public services. Relationship to Subdivision Regulations Saugatuck Township should consider the adoption of subdivision regulations. The enabling legislation that permits the enactment of such regulations is Public Act 288 of 1967, also known as the Subdivision Control Act of 1967. This Act allows a community to set requirements and design standards for streets, blocks, lots, curbs, sidewalks, open spaces, easements, public utilities, and other associated subdivision improvements. With the implementation of a subdivision ordinance there would be added assurance that development would occur in an orderly manner. The Village of Douglas and City of Saugatuck should amend their subdivision and zoning regulations to prohibit the 'e stablishment of lots which would be unbuildable under existing state or local regulations (such as lots which are wholly within a protected wetland). This provision should also be included in Township regulations. Relationship to Capital Improvements In its basic form, a CIP is a complete list of all proposed public improvements planned for a 6 year period (the time span may vary), including costs, sources offunding, location, and priority. The CIP outlines the projects that will replace or improve existing facilities, or that will be necessary to serve current and projected land use development within a community. Advanced planning for public works through the use of a CIP assures more effective and economical capital expenditures, as well as the provision of public works in a timely manner. The use of capital improvements programming can be an effective tool for implementing the comprehensive plan by giving priority to those projects which have been identified in the Plan as being most important to the future development and well being of the community. None of the three communities currently has a formal capital improvement program, and all could benefit from one. Other important implementation measures and funding sources include the following: Tri-Community Comprehensive Plan �12-2 Land Use & Irifrastructure Policies A strong effort will be necessary to coordi- nate future capital improvements decisions and land use policies with adjoining units of government. As a result, proposed policy changes should be circulated for comment early. Likewise, proposed capital improvement programs should be prepared with adequate time for review and comment by the adjoining jurisdictions. Community Participation And Education In order to gain the support, acceptance, and input of area residents for future planning, ongoing efforts should be continued to provide information to them, and involve them in the planning process. The importance of their role in that process should be emphasized. Public acceptance will make the implementation of plans much easier and public input makes plans better and more responsive to local needs. SPECIAL AREA & FINANCING TECHNIQUES Building and Property Maintenance Codes All three communities have adopted the BOCA (Building Officials and Code Administrators International, Inc.) as the basic building code to regulate construction methods and materials. The adoption and enforcement of a building code is important in maintaining safe. high quality housing and in minimizing deteriorating housing conditions which contribute to blight within neighborhoods. This should be continued. All three communities should consider adopting a basic property maintenance code to regulate blighting influences which result from failure to properly maintain property and structures. A standard code such as the BOCA Basic Housing - Property Maintenance Code or a locally developed code could be adopted. Community Development Block Grant Program The Community Development Block Grant program was authorized under Title I of the Housing and Community Development Act of 1974. The Act had the effect of combining several federal categorical grants such as Urban Renewal and Model Cities into one. Grants under the program must principally benefit low and moderate income families. In Michigan there are two categories of eligible applicants: entitlement and non-entitlement. Entitlement communities. by meeting specific eligibility criteria, are given grant funds outright without having to compete for them. Non -entitlement applicants must compete for grant funds by applying through the Michigan Small Cities Community Development Block Grant Program. None of the three communities are entitlement communities. Therefore. all would have to apply through the Small Cities Program. Operation of the Michigan CDBG Program is the responsibility of the Michigan Department of Commerce with central program administration by the Department's Office of Federal Grant Management (OFGM) . The Department of Commerce has entered into an agreement with the Michigan State Housing Development Authority (MSHDA) assigning administrative responsibilities for the housing component of the program. In the housing area, samples of grant eligible activities include: • Home Improvement Programs • Rental Rehabilitation Programs • Weathertzation and Energy Conservation • Home Repair for the Elderly • Public Improvement in conjunction with targeted housing activity (lim.ited to 25 percent of grant request) • Housing Related Services • Housing for the Homeless The maximum grant amount is $250,000. By applying and obtaining a Small Cities Block Grant, the trt-communitles could establish a housing rehabilitation program which would help preserve housing throughout the area. The CDBG program also has the following categories of assistance: • Base Industrial Loan program helps financially viable businesses needing financial assistance for growth, modernization, or expansion. Limit $750,000) . • Commercial Retail Loan program is for commercial, services, tourism. and other non-residential projects: and minority owned and retail projects in distressed communities. Limit $400,000. • Public Infrastructure Assistance program funds public improvements for the location and expansion of public infrastructures. Limit $750,000. • Downtown Development program provides financing to assist businesses in the redevelopment of the downtown area. Limit Tri-Community Comprehensive Plan �12-3 $500,000 or $300,000 for infrastructure improvement. • Communities in 1ransition program funds community development actMtles, such as public ~wer and water systems. parks, bridges. roads. and comprehensive redevelopment planning. Limit $400,000. • Emergency Community Assistance program funds communities experiencing an imminent and urgent threat to public health, safety, or welfare which occurred within 90 days of application. Limit: $500,000. Downtown Development Authority Act 197 of 1975 Permits a city, village, or township to establish a nonprofit development corporation called a Downtown Development Authority (DDA) with broad powers, including those of taxation and bonding, to focus on revitalization and development within established "downtown" boundaries. The Act gives an authority broad powers with regard to the planning and development of the downtown district. It may engage in downtown planning, promote housing and public facility developments. and economic development projects. Operating revenues may be raised through public and private contributions or through properties the DDA may control. With the approval of the municipal governing body, an ad valorem tax may be levied on real and tangible personal property within the downtown district. Capital financing may be raised in a number of ways: • A ODA may issue revenue bonds. These, with municipality approval, may be secured by "the full faith and credit" of the municipality. • A DOA can request the municipality to borrow money and issue notes in anticipation of collected taxes. • A DDA. with municipality approval, may create a "tax increment financing plan" in which it devotes projected increases in future tax revenues from increased assessed valuation in the project area - "captured assessed value" - for repayment of debts incurred in making selected public improvements. Revenue bonds are issued in anticipation of future revenue. Michigan State Housing Development Authority (MSHDA) Programs To help preserve Michigan's older existing housing, Public Act 130 was passed in 1977 to allow MSHDA to begin a home improvement loan program that offers reduced interest rates to eligible low and moderate income families. MSHDA has created the Home Improvement, Neighborhood Improvement and Community Home Improvement Programs (HIP/NIP/CHIP). To get a loan, residents should apply to one of the banks, savings and loans, or credit unions that take part in HIP/NIP/CHIP. Land and Water Conservation Fund The Land and Water Conservation Fund (LWCF) grant program was authorized by Public Law 88-578, effective January 1, 1965. The purpose of the program is to provide federal funds for acquisition and development of facilities for outdoor recreation. The LWCF Program is administered jointly by the National Park Service, U.S. Department of the Interior, and the Michigan Department of Natural Resources. All political subdivisions of the state, including school districts, are eligible to participate in the program. Eligible projects include: 1. Acquisition of land for outdoor recreation, including additions to existing parks, forest lands. or wildlife areas. 2. Development including, but not limited to such facilities as: picnic areas. beaches, boating access, fishing and hunting facilities, winter sports areas, playgrounds, ballfields, tennis courts, and trails. For development grants, the applicant must have title to the site in question. The minimum grant allowable is $10,000 and the maximum grant allowable is $250,000. For all grant proposals, the amount of the grant cannot exceed more than 50 percent of the total project cost. Michigan Natural Resources Trust Fund The Kammer Recreational Land Trust Fund Act of 1976 (Public Act 204) was passed by the Michigan Legislature and signed by the Governor on July 23 1976. This Act created the Michigan Land Trust Fund. The program provided funds for public acquisition of recreational lands through the sale of oil, gas, and mineral leases and royalties from oil, gas, and mineral extractions on state lands. Tri-Community Comprehensive Plan �12-4 On November 6, 1984, Michigan residents cast their vote in favor of Proposal B. This constitutional amendment created the Michigan Natural Resources Trust Fund (MNRrF). Public Act 101 of 1985, which officially replaced the Michigan Land Trust Fund on October 1, 1985. MNRrF assists state and local governments (including school districts) in acquiring land or rights to land for recreational uses, protecting land because of its environmental .Importance or scenic beauty, and developing public recreational facilities. Any individual, group, organization, or unit of government may submit a land acquisition proposal. but only units of government may take title to and manage the land. Only units of government may submit development proposals. All proposals for local grants must include a local match of at least 25 percent of the total project cost. There is no minimum or maximum for acquisition projects: for development projects, the minimum funding request is $15,000, the maximum is $375,000. Costal zone Management Fund The Land & Water Management Division of the Department of Natural Resources offers grants for the purpose of planning, designing, and carrying out low-cost projects to improve Great Lakes shorelines and connecting waterways. The Recreation Bond The Recreation bond calls for money to be spent on DNR and local recreation facilities in four categories: Recreation Infrastructure: such as ballfields, tennis courts, beaches and other shoreline areas. boat launches, trails, picnic areas, historic structures, playgrounds, roads, parking, restrooms, etc., which are not less than 15 years old; Waterfront recreation: such as fishing piers, boardwalks, boat launches, marinas, amphitheaters, landscaping, and shoreline stabilization; Community recreation: playgrounds, sportsfields, community centers, senior centers, fishing sites, and trails for the handicapped: Tourism-enhancing recreation: including campgrounds, boating facilities, historical sites, recreational conversion of abandoned rights-ofway. and fishing access. In its statewide inventory of recreational facilities. the DNRhas identified Allegan County as deficient in a number of recreational facilities. Those relevant for the trt-community area include deficiencies in bicycle trails, fishing access, fishing piers, boat launches , campgrounds, nature areas, hildng trails, nature trails, cross country ski trails, picnic areas. and playgrounds. Allegan County communities with proposals for such projects will get funding priority over similar projects proposed in nondeficient counties. Table 12.1 includes the min.lmum number or size of selected recreation facilities to be considered toward bond funding. Grant requests may not exceed $750,000 and may not be less than $15,000. Applicants must match bond funds with 25% of the total project cost. not including other state grants or legislative appropriations. Bond money will only be allocated to projects on sites controlled by public agencies. In the tourism category. priorities are given to projects which: create new and innovative recreation-related tourism attractions: involve partnerships between the public and private sector: and projects for which feasibility studies have been conducted which demonstrate local, regional, and statewide economic benefits. (Applications and further information may be obtained from: DNR, Recreation Services TABLE 12.1 RECREATION FACILITIES &: THEIR MINIMUM NUMBER OR SIZE NECESSARY TO ACHIEVE MINIMUM POINTS RECREATION FACILI1Y MINIMUM SIZE Bicycle Trail Playground 1 mile 3 pcs. of play Sw.lmming Beach Boat Launch Campground Non-motorized Trail Cross-country Ski Hiking Nature Horse Fishing Access Fishing Piers Nature Area equipment 50 feet 5 parking spaces 10 campsites 1/2 mile 50 feet 1 10 acres NOTE: Points are not to be awarded separately for cross-country ski trails, nature trails, and hik1ng trails. These trails are to be considered as one facility. Source: DNR, Michigan'• 1987-88 Recreation Al!tlon Pro&ram Guidel>ook. Tri-Community Comprehensive Plan �12-5 Division, P.O. Box 30028, Lansing, MI 48909 (517) 335-3043.) Recreation Improvement Fund The Recreation Improvement Fund was created from State fuel tax revenue. About $750,000 per year is being targeted for development of non-motorized trails (hiking. bicycle, cross-country, and nature trails). No application forms or criteria have yet been prepared, but the Recreation Division is encouraging local governments to submit proposals based on local determination of need, location, and financing. Local Facility Development Grants These grants come from a number of funding sources and are available for planning, design, or development of local recreational facilities. The Village of Douglas received $11,000 through this program in FY 1987-88 for improvement of its boat launch site on Kalamazoo Lake. Land Acquisition Grants Land acquisition grants are available for projects ahned at open space preservation: park creation or expansion; acquisition of environmental resources such as sand dunes, woodlots, or wetland areas: waterfront access sites; and many other land acquisition projects intended for (passive or active) recreational purposes. Waterways Fund The Waterways Division of the Department of Natural Resources offers grants for the purpose of developing public boating facilities. The emphasis is on creating boat access sites and supporting facilities. Road Funds In 1987, three acts were passed to provide a new source of revenue for cities, villages.and county road commissions. The Transportation Economic Development Fund (Act 231 of 1987. as amended), the Road Construction and Improvement Act (Act 233 of 1987), and the Local Road Improvements and Operation Revenue Act (Act 237 of 1987, as amended). The acts will be ineffectforfiveyears, when theywillbe reviewed for continuation by the legislature. The Local Road Improvements and Operation Revenue Act authorizes county road commissions to impose a vehicle registration fee and use these funds for road improvements. This Act has had little utility, however, because the fee must be approved by a public vote. Michigan voters in 3 counties rejected proposed fees in the November 1988 election. Many counties chose not to even put it on the ballot, fearing the same result. The Road Construction and Improvement Act (Act 233) provides funding through the transportation economic development fund only to rural counties (less than 400,000 population) with a national lakeshore, national park, or in which 34% or more of the land is commercial forest land. Then a portion of the remaining funds are available for use for county, city, and village street improvements. The Transportation Economic Development Fund allocates money for the purposes ofbrtnging county roads to all season highway standards. This is important because heavy trucks can only travel regularly on all season roads. The Transportation Economic Development Act also offers counties, cities, and villages the opportunity to compete for additional funding on special projects with economic development objectives. This competitive grant is awarded by the State Highway Commission. Qualified project categories are listed below: (a) Economic development road projects in any of the following targeted industries: agriculture or food processing: tourism: forestry: high technology research: manufacturing: office centers solely occupied by the owner or not less than 50,000 square feet occupying more than 3 acres of land. (b) Projects that result in the addition of county roads or city or village streets to the state trunk line system. (c) Projects for reducing congestion on county primary and city major streets within urban counties. (d) Projects for development within rural counties on county rural primary roads or major streets within incorporated villages and cities with a population of less than 5,000. PUBLIC WORKS FINANCING In addition to using general fund monies, it is often necessary for a community to bond to raise sufficient funds for implementing substantial public improvements. Bonding offers a method of financing for improvements such as water and sewer lines, street construction, side- Tri-Community Comprehensive Plan �12-6 walks, and public parking facilities. Common municipal bond types include: 1. General Obligation Bonds - full faith and credit pledges, the principal amount borrowed plus interest must be repaid from general tax revenues. 2. Revenue Bonds - require that the principal amount borrowed plus interest be repaid through revenues produced from the public works project the bonds were used to finance (often a water or sewer system) . 3. Special Assessment Bonds - require that the principal amount borrowed plus interest be repaid through special assessments on the property owners m a special assessment district for whatever public purpose the property owners have agreed (by petition or voting) to be assessed. not in a Michigan Bell service area.) A pro-business exchange creates an atmosphere of cooperation which benefits both the business and the community. The role of a pro-business exchange is to assist existing businesses in finding solutions for their problems (i.e. inadequate parking, expansion or relocation needs. etc.) and help make new businesses feel welcome. The exchange would work with area businesses to determine their needs and appoint an ombudsman to inform new businesses of local services and contacts. Businesses are often not aware of the services available to them or who to contact for more information. A brochure could be prepared which identifies who to contact for information on zoning, construction, planning, utilities, and taxation. The brochure could also identify permit fees, tax and utility rates, and transportation, delivery, freight, health, and financial services available in the area. TAX INCENTIVES The state law permitting communities to provide property tax incentives for industrial development is Act 198, which allows a community to provide tax abatements as an incentive for industrial firms which want to renovate existing or build new facilities. ADDmONAL RECOMMENDATIONS Other Planning & Economic Development Assistance Each jurisdiction should maintain regular communication with the County Planning Commission, the West Michigan Regional Planning Commission, and the Allegan County Community Growth Alliance. These organizations should be encouraged to contmue their County and region-wide planning and economic development efforts and to share relevant materials with Saugatuck, Saugatuck Township, and the Village of Douglas. Likewise a copy of this Plan should be forwarded to each of these agencies when adopted. Pro-Business Alliance One way to strengthen the tri-community area's economic development potential is to establish a pro-business exchange, either separately by jurisdiction, or Jointly across all three. The exchange could be modelled after the Michigan Bell Business Retention and Expansion Program. (The tri-community area is not eligible for participation in the Michigan Bell Business Retention and Expansion program because it is Revision Of Ordinances Each of the individual community plans prepared concurrently with this Joint plan include recommendations for changes to zoning. subdivision regulation and related local ordinances (and in the case of the Township, the adoption of same). If this is not done. then the legal support for future zoning decisions is undermined. Of course. the plan itself could also be changed so that there is greater consistency between the plan and zoning regulations, but it that is done. the supporting logic and data should also be included. Poverty The changing economy, higher health care costs, higher literacy and skills requirements for employees, and inflation have seriously hurt the nation's poor, including the elderly on fixed incomes. Social security benefits are the only retirement income for about two-thirds of all American retirees. and an estimated one million Michigan residents have no private or public health insurance. The poor are often overlooked in community development efforts, yet they are the group most in need of public assistance. In the tri-community area, 7.1% of Township residents. 8.6% of City residents, and 11.3% of Village residents were living below the poverty level in 1980. That's an annual income of less than $3,778 for those under 65, and $3,479 for those 65 and over. Tri-Community Comprehensive Plan �12-7 Each community should contJnue to monitor the number of people in poverty through the census counts and work with local churches and non-profit groups to assist them through food drives, temporary shelters, or other needed services. Establishing Specific Incremental Growth Areas Once a final decision on whether the Township will or will not become a full partner in the Kalamazoo Lake Water & Sewer Authority has been made, then it will be possible to determine if specific incremental sewer and water extensions can be made , and at what cost. That process could result in specific targeting of new growth areas and the modification of local zoning and capital improvements programs to reflect the phasing of growth in those areas. Collection ofTrqffic Count Data A more detailed analysis of street and road needs should be undertaken. However, doing so is limited by the lack of any systematic and recent traffic count information. The three jurisdictions would greatly benefit from Jointly purchasing the necessary equipment and undertaking specific traffic counts on a regular basis. The cost and training associated with this is minimal compared to the benefit. Blue Star Highway Corridor Study Blue Star Highway from the Kalamazoo River bridge north to the freeway exit has the potential to grow dramatically and haphazardly under existing zoning regulations. As a result it deseives a more thorough and careful analysis than has been possible to date. The same is true of Blue Star Highway as it passes through Douglas. A lot by lot analysis with an emphasis on traffic flow, ingress, egress, bicycle use, pedestrian access, parking, shared access, signs, land use, and the potential impact and appropriate timing for the extension of sewer and water should be initiated. The first and most important step will be the collection of data on traffic flow and traffic generation by road segment (see recommendations) . Downtown Saugatuck Downtown Saugatuck has a parking problem during the summer months. Low cost solutions have been difficult to find. However, discretionary tourist visits are likely being lost on peak days due to limited parking. Expert analysis is needed. Solutions should not include the establishment of above ground parking structures that significantly alter the character of the area. Public Open Space Acquisition Programs to acquire public open space should be initiated. One option is to create a local nonprofit land conseivancy. There are several very effective ones operating in Michigan. Priority should be given to building a trust fund for acquisition and mainten ance or tying into existing ones by the Nature Conservancy and similar organizations . Initial acquisitions should be the dune lands adjoining the channel. These lands should either be managed as a part of the City's holdings to the south and the State's to the north of the channel, or in common by all three jurisdictions, or by a conservancy trust. Considerable additional research and effort is needed. Kalamazoo Lake Sewer & Water Authority The Township should join as'a full member of the authority and then the authority should be modified so that it is a more independent operating authority and not under the control of the legislative bodies of the three jurisdictions. This would distance it from poUtical influences in day to day administration. Efforts are presently underway to evaluate the potential for doing so. One Jurisdiction The benefits of merging the three communities into one jurisdiction far outweigh the detriments if the long term future of the area is considered. However, past efforts to do so have been met with failure and the citizen opinion survey still reflects an evenly divided electorate. Yet, no systematic analysis of the issue considering all aspects (planning, development control, cost, revenues. taxes , economic development, short versus long term, impact on community character. etc.) have ever been performed . Such an analysis should be done to more clearly lay out and analyze the issues. It should be undertaken by the three communities together, but could also be done by an outside group, such as the business community or a taxpayers organization. Periodic Updating and Revisions As these additional studies are undertaken the plan should be updated to reflect the new Tri-Community Comprehensive Plan �12-8 information. At a m1nimum the plan should be comprehensively reviewed and updated at least once every five years. Managing Growth and Change The key to successfully managing future growth and community change is integrating planning into day to day decision making and establishing a continuing planning process. The only way to get out of a reactionary mode (or crisis decision making) is by planning and insuring the tools available to meet a broad range of Issues are current and at hand. For that reason it will be especially important that the recommendations of this plan be implemented as the opportunity presents itself (or revised as circumstances dictate). Many new tools may be made available to local governments over the next few years to manage the growth and change process. It will be a challenge to trt-community area officials to pick from among the new tools, those that will provide greater choice over local destiny and quality of life. 1i"i-Community Comprehensive Plan �APPENDIX References A �REFERENCES Listed below are some of the key reports, studies, plans, and data sources which were used as references in the preparation of this plan. Other dat.a sources are referenced throughout the plan. DEMOGRAPHICS U.S. Census. Current Population Reports, East North Central 1986 Population and 1985 Per Capita Income Estimates for Counties and Incorporated Places. Series P-26, No. 86-ENC-SC (also referenced for economic data). U.S. Census of Population and Housing, 1980-Surnrnary Tape File 3A (microfiche) for Saugatuck. Saugatuck Township, the Village of Douglas. and Allegan County. HISTORY Joe Armstrong and John Pahl, River & Lake: A Seaqulcentennlal Hlatory OF Alletan County, Michigan, published by the 1835 Committee. 1985. MASTER PLANS Saugatuck Township General Development Plan, prepared for Saugatuck Township by Williams & Works, Inc .. 1975. Village of Douglas Land Use Plan, prepared by the Village of Douglas Planning Commission with the assistance of the West Michigan Regional Planning Commission, adopted November 19. 1986. Land Use-Village of Saugatuck, prepared by the Saugatuck Planning Commission with the assistance of the West Michigan Regional Planning Commission, 1979. NATURAL RESOURCES Michigan Resource Inventory System Database, Department of Natural Resources. Soll Survey of Allegan County, Michigan. United States Department of Agriculture. Soil Conservation Service, March 1987. OWNERSHIP Land Atlas and Plat Book, Allegan County, Michigan. Rockford Map Publishers. Inc .. 19871989. Saugatuck Township Plat Book, Township Treasurer's Office, Saugatuck, Township. RECREATION A Parks and Recreation Plan for Allegan County, Michigan, prepared for Allegan County by Williams & Works. Inc .. 1986. Saugatuck-Douglas Area Parks and Recreation Plan, prepared by the trt-community area Parks and Recreation Commission. with the assistance of the Saugatuck Public School District, February 1985. jr\ �SOLIDW.ASTE Allegan County Solid Waste Plan. prepared for the Allegan County Board of Comrnfssioners and the Michigan Department of Natural Resources by the Allegan County Planning Comrnfssion. PA 641 solid Waste Planning Committee, and the West Michigan Regional Planning Commission. September 1983'. ECONOMY Real and Personal Property SEV, 1980-88, Michigan Department of Treasury. State Tax Commission. The Economic Impact of Travel on Michigan Counties. prepared for the Michigan Travel Bureau by the U.S. Travel Data Center, July 1988. Travel and Tourism In Michigan: A Statistical Profile, First Edition, Research Monograph # 1. Michigan State University. Travel. Tourism and Recreation Resource Center. 1986. Michigan Employment Security Commission. Bureau of Research & Statistics. Detroit. Michigan. UTILITIES A Feasibtllty Study on the Uttllzatlon of a Single Ground Storage Reservoir, SaugatuckDouglas Water System. prepared for Kalamazoo Lake Sewer & Water Authority by Holland Engineering, Inc., January 18, 1983. Factllties Plan for Wastewater. prepared by Williams & Works, April 1976. Saugatuck Township Area Uttllty Service Study, prepared by Fishbeck, Thompson. Carr & Huber. Inc .. March 1988. Village of Douglas Water Supply Contamination Problem Evaluation and Recommendations, Wolverine Engineers & Surveyors, Inc .. July 1, 1987. Village of Saugatuck Streets and Public Utlllties Condition Report, May 1984. Waterworks Reliabtllty Study for Kalamazoo Lake Sewer and Water Authority, prepared by Fishbeck, Thompson, Carr. & Huber. Inc .• March 1987. ZONING City of Saugatuck Zoning Ordinance, as amended through October 1989. Saugatuck Township Zoning Ordinance, as amended through October 1989. Village of Douglas Zoning Ordinance, as amended through October 1989. �APPENDIX B Demographic, Economic, and Housing Data �~ --- A. DEMOGRAPHIC CHARACTERISTICS 1. Age Cohorts (Raw Data) Saugatuck Douglas Area Saug . Twp . County ----------------- - ------------------------------------------------------------13 15 21 3 11 30 47 6 17 18 15 19 13 24 14 50 106 92 101 136 59 under 1 1-2 3-4 5 6 7-9 10-13 14 15 16 17 18 19 20 21 22-24 25-29 30-34 35-44 45-54 55-59 60-61 62-64 65-74 75-84 85+ 23 11 17 19 6 36 59 14 15 23 18 14 16 22 18 60 84 72 106 82 48 17 30 85 49 4 21 27 138 57 26 61 52 94 46 46 86 212 67 55 73 67 37 80 80 53 188 297 330 349 483 215 46 132 333 210 47 25 26 56 24 29 20 106 47 23 32 34 4 51 34 21 78 107 166 142 265 108 8 75 110 104 17 1496 2560 2544 1289 1332 4274 5989 1522 1642 1758 1666 1392 1403 1402 1230 4267 6706 6503 9306 7820 3927 1172 1882 5151 2555 767 ...-.... ~ ------------------------------------------------------------------------------Source: U.S. Census of Population and Housing, 1980--Summary Tape File 3A, item 15. Detroit, MI, tel. 313-354-4654. 2. Age Cohorts (Aggregated and Percent Comparisons) Age Saugatuck Douglas Saug . Twp. Area County ------------------------------------------------------------------------------0-4 5-14 15-24 25-34 35-44 45-54 55-64 65+ 49 97 170 198 101 136 107 221 (4.5) (9.0) (15.8) (18.4) (9 . 4) (12.6) (9.9) (20.5) 51 134 186 156 106 82 95 138 (5.4) (14 . 1) (19.6) (16 . 5) (11.2) (8.6) (10 . 0) (14.6) 107 226 277 273 142 265 191 231 (6 . 3) (13.2) (16.2) (15.9) (8.3) (15.5) (11.2) (13.5) 207 457 633 627 349 483 393 590 (5.5) (12.2) (16 . 9) (16.8) (9.3) (12.9) (10.5) (15.8) 6,600 14,406 14,760 13,209 9,306 7,820 6,981 8,473 (8.1) (17.7) (18.1) (16 . 2) (11.4) (9 . 6) (8.6) (10.4) ------------------------------------------------------------------------------- Source: (same as above, 1960 and 1980). ~ �- 3. Change in Age Cohorts from 1960-1980 Age 1960 M/F 1960 - Tri-Community Area 1980 M/F 1980 Change 1960-80 ------------------------------------------------------------------------------0-4 5-14 15-24 25-34 35-44 45-54 55-64 65+ 121/140 274/249 133/146 129/139 170/166 142/147 115/163 196/232 261 523 279 268 336 289 278 428 (9.8) (19.6) (10.5) (10.1) (12.6) (10.9) (10.4) (16.1) 113/94 233/224 325/308 337/290 170/179 239/244 192/201 231/359 207 457 633 627 349 483 393 590 (5.5) (12.2) (16.9) (16. 8) (9.3) (12.9) (10.5) (15.8) -20.7% -12.6% 126.9% 134.0% 3.9% 67.1% 41.4% 37.9% ------------------------------------------------------------------------------Source: (same as above, 1960 and 1980). 4. Place of Birth Saugatuck Douglas Saug. Twp.* Area County ---------------------------------------------------------------------~--------- Michigan Another State Born Abroad Foreign Born 615 (56.9) 422 (39.1) 5 (0.4) 37 (3 .4) 577 (60.9) 320 (33.8) 2 (0.2) 49 (4.4) 990 (57.8) 598 (34.9) 124 (7. 2) 2182 (58.3) 1340 (35.8) 7 (0.2) 210 (5.6) 63,771 (78.2) 15,934 (19.5) 227 (0.3) 1,623 (2.0) * Some individuals not accounted for. Source: (same as above), item 33. 5. Place of Residence - 1975 (Persons 5 years old and over) Saugatuck Same House Same County Another County Another State Abroad 503 187 228 117 (48.6) (18.0) (22.0) (11.3) 423 156 198 103 8 Douglas Saug. Twp. (47.9) (17.6) (22.4) (11.6) (0.9) 984 (59.5) 144 ( 8. 7) 244 (14.7) 280 (16.9) Area County 1910 487 670 500 (53.4) (13.6) (18. 7) (14.0) 8 (0.2) 44,575 (59.3) 15,428 (20.5) 10,923 (14.5) 3,962 (5.2) 241 (0.3) Source: (same as above), item 34. 6. Household Characteristics Total HHs Ave. HH size 2 parent fam. Female HH head Saugatuck Douglas Saug. Twp. 537 2.00 219 41 391 2.44 222 31 633 2.69 411 28 Source: (same as above), items 10 and 20 County Area 1561 2.39 852 100 27,282 2.95 19,520 1,911 �7. Marital Status Saugatuck Douglas Saug Twp -------------------------------------------------------Single Married Separated Widowed Divorced 262 (28.1%) 325 (23.9%) 467 (50.1%) 849 (62.5%) 25 (2.7%) 28 (2.1%) 107 (11.5%) 75 (5.5%) 72 (7.7%) 82 (6.0%) 177 (23.2%) 449 (58.8%) 16 (2.1%) 66 (8.7%) 55 (7.2%) Source: (same as above), item 26. B. HOUSING STOCK 1. Structure Type Saugatuck Douglas Area Saug Twp. County -----------------------------------------------------------------------------------Total units Year Round Units 1 in Structure 2 in Structure 3 and 4 in Struct 5 or more Mobile Homes Vacant, Seasonal, & Migratory 1 in Structure 2 in Structure 3-4 in Structure 5 or more Mobile Home/Trailer 772 569 385 49 68 60 7 529 406 290 20 16 40 40 850 734 636 32 203 150 6 18 29 123 108 116 106 5 66 11 4 5 2,151 1,709 1,311 101 84 100 113 31,864 28,985 23,190 1,001 583 1,199 3,012 442 364 22 22 29 5 2,879 2,250 51 57 153 368 ~ Source: U.S. Census of Population and Housing, 1980--Summary Tape File 3A, item 102/103. Detroit, MI, tel. 313-354-4654 2. Year Structure Built - Year Round Units Saugatuck 1975-80 1970-74 1960-69 1950-59 1940-49 Pre 1940 36 (6.3) 19 (3.3) 51 (9.0) 73 (12.8) 56 (9.8) 334 ( 58. 7) Douglas 22 (5.5) 46 (11.3) 81 (19.9) 32 (7. 9) 36 (8.9) 189 (46.5) Source: (same as above), item 109. Saug Twp. 72 116 133 99 68 246 (9.8) (15.8) (18.1) (13.5) (9.3) (33.5) 130 181 265 204 160 769 Area County (7. 6) (10.6) (15.5) (11.9) (9.4) (45.0) 3568 (12.3) 4326 (14.9) 4458 (15.4) 3647 (12.6) 2507 (8.6) 10479 (36.2) �3. Occupancy Area Saugatuck Douglas Saug Twp. County • -----------------------------------------------------------------------------------Total Units 850 2,151 772 529 31,864 Owner occupied 531 (62.4) 1,136 (52.8) 22,271 (69.8) 334 (43.2) 271 (51.2) Renter occupied 117 (13.7) 439 (20.4) 205 (26.5) 117 (22.1) 4,961 (15.5) Source: (same as above), item 97. C. ECONOMIC CHARACTERISTICS 1. Type of Employment Saugatuck Private Wage/Salary 402 (73. 5) Federal Gov. 7 ( 1. 3) State Gov. 21 (3.8) Local Gov. 49 (9.0) Self Employed 68 (12.4) Unpaid Family Worke Douglas Saug Twp. Area County 333 (76. 9) 1 (0.2) 25 (5.8) 33 (7.6) 40 (9.2) 1 (0.2) 492 (71. 4) 11 ( 1. 6) 2 (0.3) 56 (8.1) 92 (13.4) 17 (2.5) 1227 (73.5) 19 ( 1.1) 67 (4.0) 138 (12.0) 200 (12.0) 18 (1.0) 26697 (78.5) 308 (0.9) 775 (2.3) 3022 (8.9) 2977 (8.7) 246 (0. 7) Twp/Douglas Area County 43,730,725 9,402,800 1,126,200 2,661,790 430,733 64,898,211 20,080,005 1,905,350 2,661,790 430,733 604,509,215 101,799, 772 50,272,956 153,232,546 3,251,687 ' Source: (same as above), item 67. 2. Real Property SEV - 1988 Saugatuck Residential Commercial Industrial Agricultural Developmental 21,167,486 10,677,205 779,150 N/C N/C County(%) 66.2 11. l 5.5 16.8 0.4 Source: Michigan Department of Treasury, State Tax Commission, 1988. Lansing, MI, tel. 517-373-1091. 3. Total Annual Real Property SEV - 1980-88 Year Saugatuck Douglas 1980 1981 1982 1983 1984 1985 1986 1987 13,709,600 15,682,000 18,314,033 20,855,000 25,831,436 27,382,650 29,737,980 32,727,560 10,560,200 11,723,580 13,341,647 15,101,800 16,848,894 18,756,700 20,321,283 21,957,626 Saug Twp.* Saug. Twp.** 18,482,350 21,042,164 23,287,428 25,691,300 27,155,345 28,922,650 30,023,509 32,464,745 42,752,150 48,447,744 54,943,108 61,648,100 69,835,675 47,679,350 50,344,792 54,422,371 Area 42,752,150 48,447,744 54,943,108 61,648,100 69,835,675 75,062,000 80,082,772 87,149,931 * not including Villages. ** including Saugatuck and Douglas through 1984 and Douglas only after 1984. Source: Michigan Department of Treasury, State Tax Commission, 1988. Lansing, MI, tel. 517-373-1091 �4. Annual Average Employment -Tri-Community Area Year Ave. Emp. 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1 , 491 1,527 1,555 1,613 1,695 1 , 656 1,175 2,461 2,550 2,700 Source: Michigan Employment Security Commission, Field Analysis Unit. Detroit , Michigan , tel. 313-876-5427. 5. Persons in Poverty by Age Saugatuck Less than 55 55-59 60-64 65+ 67 3 Douglas Saug Twp. Area County 77 83 227 5181 281 206 1127 9 8 6 8 15 24 39 78 Source: U.S. Census of Population and Housing, 1980--Summary Tape File 3A, item 93 . Detroit, MI, tel. 313-354-4654. �APPENDIX C Public Opinion Survey Responses �SURVEY RESPONSES Saugatuck Twp., Village of Douglas and City of Saugatuck September 1988 Survey (numbers in italics are all%) RESPONDENT CHARACTERISTICS Reg. voters: Lived here 10+ yrs: Plan to live here 10+ yrs: Live here 12 months: Own homes: Rent: Own/manage business: College grad or prof degree: Average age: Sex-Male: Sex-female: Employed: Employed in city or village: Retired: RESPONSE RATE City: Village: Township: City 85.4 62.6 69.6 60.8 94.0 3.4 11. 7 66.3 54.32 63.3 36.1 67.3 51.5 38.3 Village 87.6 55.7 75.0 73.5 78.4 17.1 21. 3 40.6 55.06 62.5 37.5 61. 4 64.5 38.0 Townshi:g 95.2 54.0 72.0 81. 0 92.0 27.5 16.7 46. 2 56.77 68 32 55.8 16.5 ( 34. 0 in Twp) 38.3 sent 726, received 372 + 11 renters = 51. 2% sent 550, received 257 + 30 renters = 46.7% sent 98 6, received 372 + 22 renters = 37.7% COMMUNITY VALUES Reasons for living in your community: Over 50% res:gonses City Small town atmosphere/ 85.4 Twp Rural Country atmos. Quiet Town 70.3 94.3 Friendly people Attractive beautiful surr. 94.0 Good place to raise kids 57.8 Trad. values 75.9 Freedom to be self Low crime 91. 0 64.0 Good schools Low taxes 78.3 Close to larger cities Avail. of good housing 53.9 Family in area Water based recreation 66.4 Not industrialized Convenient shopping HOW HAS COMMUNITY CHANGED? City Village Better: 32.8 24.6 Same: 43.2 56.6 Worse: 24.0 18.9 Village 84.6 87.9 86.9 85.7 57.3 57.1 79.0 90.3 61. 7 65.4 59.9 62.2 52.2 61. 2 53.6 50.6 Townshi:g 21.5 58.1 20.4 Townshi:g 87.70 90.7 70.0 82.6 69.8 58.8 73.2 82.8 59.4 73.9 50.8 58.9 57.9 �Community as is: City Sm Vlg 67.5 Village Sm Vlg 93.7 Township Rural Twp 72.4 As would lik~ it to be: Sm Vlg 65.3 Sm Vlg 76.8 Rural Twp 63.2 Sm Vlg 37.9 Sub 15.2 bdrm 23.1 City 23.9 Holl Sub 48.4 Rural Twp 19.9 bdrm 26.0 Small City 5.7 As you think it will be: Sm city 39.4 Holl sub 21.8 Sm vlg 19.7 OVERALL VIEW How would you rate area on following things: Location, general appearance, churches, recreation - tended to be highest in all 3 communities. Jobs, entertainment, medical care, shopping, social services and taxes tended to be lowest in all 3 communities. rt COMMUNITY PROBLEMS How important do you feel each of these is to future of the 3 communities Over 50% City Village Townshi2 New job opportunities 52.5 Lack of hospital or after hrs 55.2 70.0 56.9 Parking downtown Saugatuck 67.2 65.8 69.5 Erosion along Lakeshore Dr. 74.1 61. 7 81. 0 Teens with nothing to do 69.5 56.8 Drugs 59.6 57.9 Alcohol 68.2 65.6 Contamin. of drinking water 77.4 Reduct in lk & riv water qual. 57.0.8 74.22. 61. 0 Destruction of wetlands 53.9 57.4 Destruction of sand dunes 57.8 Inadequate water supply local planning 53.4 Inadequate SHOPPING AND SERVICES Except for clothing & furniture (go elsewhere for more choice) people tend to shop in the Saugatuck area or near Holland. People pursue the following shops/goods/and services in the Saugatuck area: baking goods, banking, beautician, barbers, day care, dry cleaners, family restaurants, flower shops, groceries, hardware, laundromats, lumber, and pharmacies. People go to Holland for these shops/goods/services: auto/truck sales and services, furniture, clothing, dept. stores, fast food, lawn and garden supplies, movies, and sporting goods. Many shop for clothing and furniture elsewhere for more choice. " �COMMERCIAL DEVELOPMENT Village 72.8 46.7 50.8 50.6 50.2 42.1 Yes, sm . shopping ctrs . off major rds. No, strip commercial No large shopping center Not in downtown Saugatuck Not in downtown Douglas Not in scattered commercial areas City 47 . 5 67.6 48.9 53.9 51. 0 45.9 Location along Blue Star Highway City 59.4 North 69.8 South @ freeway interchg 60.6 Village 65.7 70.8 65 . 0 Twp 54.6 64.7 48.2 62.7 38.5 45.7 Township 74.1 65.2 52.1 BLUE STAR HIGHWAY With regard to Blue Star Highway, high priority (>50%) was accorded the following improvements: Township City Village Better lighting 51. 8 Uniform sign controls 52.3 50 . 3 Add a center turn lane 50.8 Improve appearance 76.8 66.8 61. 3 Better lane striping 62.3 51. 2 59.8 Resurfacing 65.3 66.3 73 . 5 Uniform speed limi 45 mph 57.1 56.6 60.0 Bike path 69.9 59.1 54.3 Fast food restaurants 50.7 50.0 50.5 More trees 61.2 Improve traffic flow & safety 59. 7 SAUGATUCK DOWNTOWN PRIORITIES Flowers & landscaping Historic Preservation More Parking Waterfront Park City Residents Only >50% 55.1 64.6 70.5 52.7 Is ther e a parking problem other than between Memorial Day and Labor Day? No - 72 . 2% (Saug . only) Options for providing pking downtown : Agreement to demolish old public works building Disagree buying additional property Disagree leaving problem to merchants Narrow agreement about creating a partnership between city & bus . Agree Disagree Unsure 50 . 6 47.5 25.6 32.6 38 . 4 61.5 16 . 8 14.1 12.9 38.8 32 . 6 28.6 �DOUGLAS COMMERCIAL New neighborhood Commercial in Douglas - where? Along East Center St. in Douglas - 54.0% Priorities for Douglas Downtown (>50%) Dressing up storefronts 60.5 Flowers & landscaping 61.3 Historic Preservation 62.3 More Resid. oriented business 68.0 Waterfront park 61.1 INDUSTRIAL DEVELOPMENT More favor than oppose more industrial development in the area, but a significant number in the Township are uncertain. City Village Township 52.3 43.4 49.1 Favor 33.8 44.9 Oppose 27.6 Uncertain 9.9 11.6 23.4 RESIDENTIAL (over 30%) Needed now Apartments Detached SF homes $50-70,000 Low income housing Not needed Waterfront Condos Mobile homes Senior housing Low income housing Country Estates City 37.1 52.6 Village 52.4 60.6 39.8 90.4 81. 4 71. 4 58.8 Ifil2. 37.4 49.2 37.7 89.5 58.3 38.1 48.9 38.7 DENSITY City - 43.6% favor lowering min. sq. ftg. (now 1040) of housing (21.4 uncertain) to make it more affordable while 34.9% opposed. City - New housing should be at a density: lower than along the Lake Kalamazoo waterfront - 55.0%; the same as on the hill - 50.5%; or downtown - 53.1% Village - Lowering minimum square footage (now 1000) req. in Village 48.4% -Disagree 11.7% - Uncertain 39.9% - Agree Village - Housing Density Lower than along Lake Kalamazoo in Saugatuck - 65.3 Same as on hill in Sauguatuck - 65.2 Lower than downtown Saugatuck 62.3 �RECREATION Additional facilities Lakefront open space (MI): (#1) Vlg lkfrt open space (Kal Lake): (#3) Vlg rvrfrt open space (Kal River): Bike paths: Cross country skiing: Hiking trails City 60.7 49.7 48.6 68.0 61. 5 Village 69.6 69.1 65.1 66.5 43.8 Twp 67.0 61. 9 61. 8 64.4 59.8 62.4 ENVIRONMENTAL PROTECTION No new development in: forested sand dunes open sand dunes wetlands & swamps inland wetlands & swamps 81. 0 84.4 73.1 70.6 Village Township 76.7 78.6 72.0 87.4 82.8 72.6 71. 6 62. 3 WATERFRONT DEVELOPMENT The primary use of K. River, Kal Lake, Lake MI Viewing: City-77-79%, Vlg-70-83%, Twp-44-65% Silver Lake much lower - 18-24% Next highest use varied by water body: Kalamazoo River - Nature Study Kalamazoo Lake - Power Boating Lake Michigan - Swimming Silver Lake - Power boating and fishing WATER QUALITY City 61-64% Kazoo River & Lake - poor/very poor: Lake Michigan - good/very good: 50% 40-48% Silver Lake - most "didn't know": Village 66-70% 33.5% ~ 58-64% 31.8% Most feel the water quality of these water bodies has deteriorated slightly, although most City residents feel it has stayed the same. When rating the adequacy of waterfront facilities, the only ones (>50%) felt overwhelmingly adequate were condos, boat slips, marinas. Inadequate facilities (>50%): Boat launching on Lake MI: Vlg-50.0, Twp-63.7 Boat mooring sites: City-53.1 Campgrounds: City-51.7, Twp-54.7 PUBLIC MARINA Should each community actively cooperate in the construction of an areawide public marina? - more disagree than agree, but a significant number are uncertain. Agree Uncertain Disagree City 40.6 11. 9 47.4 Village 42.4 23.4 34.2 Township 40.0 12.6 47.4 �rt LAKE MICHIGAN BEACH Whether the Village & Township should actively seek to find alternatives for low cost access by Village & Township residents to additional Lake MI beach facilities - more agree than disagree especially in Twp. Agree Uncertain Disagree 28.5 Village 49.8 21. 7 67.5 Township 13.4 19.0 Undeveloped waterfront lands in Douglas should be acquired for open space by 80.9% OTHER LAND USE QUESTIONS 76.8% of Saug. respondents favor summertime festivals as being "good for the area. " The following Home Occupations were favored by >50% in residentially zoned areas. City Village Township Bed & Breakfasts 67.3 65.9 Music Lessons 84.9 76.5 75.6 Dance lessons 76.7 66.0 68.7 Accounting 72.1 67.0 66.4 Typing 71. 2 69.7 60.4 Dressmaking 78.3 71.2 67.6 Township residents were split on whether pole barns should be allowed in residential districts with 35.1% opposing, 30.5% uncertain, and 34.4% favoring. PUBLIC SERVICES Those rated good to excellent by more than 50% City Village Fire protection 71. 0 64.5 First responder 69.7 64.3 Interurban 73.8 75.4 Library 65.2 69.8 Park maintenance 55.7 52.7 Police protection 53.2 69.7 Schools K-6 65.7 63.3 Schools 7-12 59.4 58.0 Schools Comm Ed 60.8 51. 3 62.4 Sewer service 53.5 62.4 Snow removal 61. 3 Vlg. playground equip 57.9 Twp cemeteries State Police (Twp) - -- - - = Township 67.4 66.4 71. 4 51. 3 53.9 62.4 81. 8 �Those rated poor to very poor by more than 50%. City Village 65.6 Land use planning 64.9 Parking downtown (Saug) 74.0 Property assessment 68.2 Street resurfacing 62.1 Animal control High priorities for spending tax dollars Village City 72.7 82.9 Preventing crime 58.9 Enforcing Ord. 86.8 91. 8 Fire protection 74.2 72.9 Ambulance service 86.1 83.4 Water supply Sewer service 83.9 66.8 78.7 71. 3 Street repair 55.4 Improving City appearance Planning for future 79. 7 65.7 Waterfront improvement 56. 2 54.5 Interurban bus. serv. 56.6 Economic Development 56.1 Road resurfacing Township 56.3 55.7 Township 88.1 81. 0 61. 0 72.2 Frequency of Service Use The City/Village/Township hall, and Oval beach, are most frequently used. The parks in the area, the interurban bus service, and the recycling center are infrequently used. If it meant an increase in general property taxes, the only service receiving more than 35% support were: City Village Township better water (quality) 48.8 59.9 41. 8 24 hour medical service 46.4 fire protection 35.5 ambulance service 36.0 better street maintenance 37.3 PAYING FOR SEWER/WATER IN TOWNSHIP In Township, support for paying for - public water & sewer service for wells and treatment facilities was by general property taxes 41.2% (23.2 uncertain); - for individual street/road lines was evenly split by general prop. taxes (26.7), spec assess (22.3), separate fee (26.0) and uncertain (24.9) - connections should be paid by a separate fee (48.4) uncertain (24.6) �POSITION ON GOVERNMENT SERVICES & PROPERTY TAXES The statement closest to respondent position on government services and property taxes Village City Townshi2 It would be ,nice to have better services, but not if it means 58.4 43.7 an increase in property taxes 63.0 Local gov't tries to do too much, it should do less & lower property taxes 15.0 16.9 30.2 COUNCILS & BOARDS More respondents had attended City Council or P.C. meetings in Saugatuck and the Village than in the Township: C - 52.5 38.1% V - 44.6 37.6 T - 27.4 18.3 with more people visiting the Board of Review than the Township Board (25. 4 Responsiveness of local Boards/Commissions is listed below: Not Very Respon. Very Res2on. C V T C V ' T City Coun/Vlg/Twp Bd 29.1 48.8 27.6 50.0 22.4 32.7 P.C. 31. 0 41.0 27.2 44.7 25.6 29.2 ZBA 23.6 19.1 24.8 39.3 29.8 28.9 Bd of Review 13.0 59.0 24.9 49.8 12.8 36.8 School Board 39.9 21.1 32.3 21.5 37.3 16.6 Fire District 57.4 21.0 42.7 3.5 56.9 4.4 Interurban 37.8 16.7 33.0 22.5 53.7 23.9 Water & Sewer Auth. 31. 6 30.0 19.7 33.5 46.6 18.6 Twp Park & Rec. Comm. 14.2 24.3 40.1 18.2 More satisfaction with responsiveness in the Village than in either City or Twp. CONSOLIDATION Should each community adopt a policy of consolidating services with other governmental units? City Village Township Yes 58.0 68.2 62.5 No 7.5 11.7 10.3 27.2 Uncertain 34.5 20.1 �Those responding Yes above: City 52.2 Sewer 54.0 Water 37.1 Stormwater 50.1 Police 44.4 Streets & Rds 41. 8 Pks & Summer Rec 44.1 Planning 44.9 Zoning Bldg permits 30.5 City Manager 28.5 Munic Vehicle Maint 36.8 Village 53.0 54.7 34.1 47.4 44.6 44.6 38.3 32.8 28.2 24.0 51.2 Township 45.7 44.2 26.9 43.1 35.3 35.5 35.3 29.4 21. 6 27.9 27.4 Should the City of Saugatuck, Village of Douglas and Twp.of Saugatuck consolidate into a single unit of government? City Village Township Yes 52.8 47.5 49.4 No 47.2 52.5 50.6 �APPENDIX D Soil Types - Tri-Community Area Ii �SOIL TYPES · TRI-COMMUNITY AREA SOILTYPE AND SLOPE SOIL NUMBER LIMITATIONS FOR SEPI'ICTANK ABSORPTION FIELDS LIMITATIONS FOR DWELLINGS WITH BASEMENTS CATEGORY A- SANDY, RAPID PERMEABILITY, LOW WATER TABLE Chelsea loamy fine sand, 0-6% Chelsea loamy fine sand, 6-12% Chelsea loamy fine sand, 12-18% Chelsea loamy fine sand, 18-30% Oakville fine sand, 0-6% Oakville fine sand, 6-18% Oakville fine sand, 18-45% Oakville fine sand, loamy substratum, 0-6% Urban land- Oakville complex, 0-6% 44B 44C 44D 44E l0B lOC l0E 53B 72B SE4 SE4 SEl, SE4 SEl, SE4 SE4 SE4 SEl, SE4 SE3, SE5, SE4 SL SL MDl SEl SEl SL MDl SEl SL SE4 CATEGORY B - SANDY, RAPID PERMEABILITY, mGH WATER TABLE Brady sandy loam, 0-3% Covert sand, 0-4% Matherton loam, 0-3% Metea loamy fine sand, 1-6% Metea loamy fine sand, 6-12% Morocco fine sand, 0-3% Morocco-Newton complex, 0-3% Pipestone sand, 0-4% Thetford loamy fine sand, 0-4% Tedrow fine sand,0-4% 19A 57A 22A 27B 27C 70A 15B 26A 51A 49A SE3 SE3, SE4 SE3, SE4 SE4, SE5 SE4, SE5 SE3, SE4 SE3, SE4 SE3, SE4 SE3 SE3, SE4 SE3 MD3 SE3 SL MDl SE3 SE3 SE3 SE3 SE3 SE3, SE5 SE3, SE5 SE3, SE5 SE5, SE3 SE5,SE3 SE3 SE5 SEl, SE5 SEl, SE5 SE3, SE5 SE5, SE3 SE3, SE5 SE5, SE3 SE3 SE3 SE3 MD3,MD2 MDl, MD2, MD3 SE3 MDl SEl SEl SL SE3 SE3 SL CATEGORY C - WET, HEAVY, SLOW PERMEABILITY Blount silt loam, 1-4% Capac loam, 0-6% Capac-Wixom complex, 1-4% Glynwood clay loam, 1-6% Glynwood clay loam, 6-12% Kibbie fine sandy loam, 0-3% Marlette loam, 6-12% Marlette loam, 12-18% Marlette loam, 18-35% Marlette-Capac loams, 1-6% Metamora sandy loam, 1-4% Rimer loamy sand, 0-4% Seward loamy fine sand, 1-6% 41B 16B 21B 8B SC 33A 14C 14D 14E 75B 42B 28A 60B Tri-Community Comprehensive Plan �~ SOILTYPE AND SLOPE SOIL NUMBER LIMITATIONS FOR SEPI'IC TANK ABSORPTION FIELDS LIMITATIONS FOR DWELLINGS WITH BASEMENTS CATEGORY D - VERY WET SOILS, ORGANICS, FLOODPLAINS /• Adrian muck Algansee loamy sand, protected, 0-3% Aquents and Histosols, ponded Belleville loamy sand Brookston loam Belleville-Brookston complex Cohoctah silt loam, Cohoctah silt loam, protected Colwood silt loam Corunna sandy loam Dune land and beaches Glendora loamy sand Glendora loamy sand, protected Granby sandy loam Houghton muck Martisco muck Napolean muck Newton mucky fine sand Palms muck Pewamo silt loam Sebewa loam Sloan silt loam 6 73A 50 48 17 64 29 65 30 36 4 2 74 39 5 67 47 69 7 45 23 62 SE6, SE4 SE3, SE4 SE6, SEl0 SES, SE3 SE6, SE5 SE6 SE6, SE5 SE3, SES SE6 SE6 SE6, SE5 SE6 SE6 SE6 SES, SE3 SES, SE6 SE6 SE6 SE6, SE3, SE4 SE6, SE4 SE6, SE4 SE6, SE5 SES, SE6, SES SE6 SE6, SE4 SEll, SE6 SE5, SE6 SE4,SE6 SE8,SE3,SE5 SES, SE3 SES, SE6 SE6 SE6, SEl0 SES, SE6 SE6, SEl0 SE6 SE6, SEl0 SE6 SE6 SES, SE3 CATEGORY E - WELL DRAINED LOAM AND LOAMY FINE SAND Ockley loam, 6-12% Ockley loam, 12-18% Ockley loam, 18-30% Riddles loam, 6-12% Tekenink loamy fine sand, 6-12% Tekenink loamy fine sand, 12-18% Tekenink loamy fine sand, 18-35% 12C 12D 12E 63C 31C 31D 31E MDl SEl SEl MDl MDl SEl SEl MD2,MD1 SEl SEl MD1,MD2 MDl SEl SEl CATEGORY F - WELL DRAINED LOAM AND LOAMY FINE SAND Ockley loam, 1-6% Oshtemo-Chelsea complex, 0-6% Oshtemo-Chelsea complex, 6-12% Oshtemo-Chelsea complex, 12-18% Oshtemo-Chelsea complex, 18-35% Riddles loam, 1-6% Tekenink loamy fine sand, 2-6% 12B llB llC llD llE 63B 31B SL SL MDl SEl SEl SL SL ·1 t Tri-Community Comprehensive Plan MD2 SL MDl SEl SEl MD2 SL �UNCLASSIFIED SOILS Aquents, sandy and loamy Pits Udipsarnments 34 18 66 KEY FOR LIMITATION CODES SEVERE LIMITATIONS: SEl SE2 SE3 SE4 SE5 SE6 SE7 SEB SE9 SEl0 SEll SLOPE SHRINK-SWELL WETNESS POOR FILTER PERCS SLOWLY PONDING CUTBANKSCAVE FLOODING EXCESSIVE HUMUS LOW STRENGTH SUBSIDES MODERATE LIMITATIONS: MDl MD2 MD3 SLOPE SHRINK-SWELL WETNESS SLIGHT LIMITATIONS: SL SLIGHT LIMITATIONS Tri-Community Comprehensive Plan � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Tri-Community_Comprehensive-Plan_1989 Creator An entity primarily responsible for making the resource Tri-Community Area Joint Planning Committee, City of Saugatuck, Saugatuck Township, and Village of Douglas, Allegan County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1989-11 Title A name given to the resource Joint Comprehensive Plan Description An account of the resource The Joint Comprehensive Plan for the City of Saugatuck, Saugatuck Township, and the Village of Douglas was prepared by the Tri-Community Area Joint Planning Committee in cooperation with Coastal Zone Management Program and with the assistance of Planning & Zoning Center, Inc. in November 1989. Contributor An entity responsible for making contributions to the resource Planning & Zoning Center, Inc. (consultant) Subject The topic of the resource Comprehensive plan publications Saugatuck (Mich.) Douglas (Mich.) Saugatuck Township (Mich.) Allegan County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/387938678ce216827bf1f72a142bd082.pdf a9cc0cf5a9e5105dcdebb301d9550b58 PDF Text Text JEROME R . K ISSCORN r, CITY MANAGER \ ' CITY OF TECUMSEH 309 EAST CHICAGO BL VD TECUMSEH . MICHIGAN 49286 (517) 423-2107 d t~ TECUM!iEH M C HIGAN Reftigeratlon Capital of the World �... (I 1· C L I II T O" ". f., '., T t CU III It H T w "· CL I ff TO 11 1' • I" T (CU• St N ft CUM 11" T "" '' I n.....;=:::,:,,:::':;::=:::!:;:!~-;:;!:!:cg~ I III I II ~ PQMlllU\mJA . f PfYE..OPNfflI AREA -f-K I L=:!:5,£1 - •=-~cm~,,, __ ,_, I I 1 I I r7Tl n77 ~ MULDPLf BfSIPENDAL '' ·.~-=-~ . IJBJP CONNeBQA.L :;;;;.~~~.. 0-Cno ~ ~ •l.O'T110,~0IIT,.., _,_,.M •~ffwooot,.,. ' . . , u w ......,... ..... _ n,QOQet,,AJN COBR!DOft -~~OIi!>....-~ ·--~c-.••n...lOOOMII ,_,.._,_ ._. ~™-~~ ~-_..,no-I • _____,.~.._••n•I.MftD ~ ~ c c w t l l O U . . . W'ITLNIO ..........,,."°"llffl~ACTIIIJI BESIPfHD,1.1 MU •~~~"'°°' .•eooe-~ ·--I.Nloa.UC--.t.l. PMKJIYUl!M ~~ ... ,, ... --+1-----''-----''-'l_:C_:_U ~ It N IIIA I S I II -~. .,_.,.,...,., Mlll1.1o011.0,~ T• I' -~,. .n.,_...._...,.,_,u,oco, .,_,.,_.._Cl4.,_T.vft,(;T _,,,_ ntlsnl(INQ~-- - - ~·- - - - < ~ - ...... CITY OF TECUMSEH A PLANNING OVERVIEW TECUMSEH MICHIGAN I tCA~l Ill , . I l JANUAftY 1989 i,lllcon · lemon a auoc , inc. planning con1ultonts I �.,.. In addition to the historic homes, there are also homes which are older, but not of significant architectural value. These homes were generally constructed in the period shortly after World War II through the early 1960's. The homes tend to be smaller and more modest than many of the homes in other areas of the City. Although some scattering of poor maintenance is evident, over-all maintenance of these homes is very good in the majority of the City. Maintenance problems are most prevalent in the southwest corner of the City. A tree planting program, continuing code enforcement and the provision of curbs and gutters could bolster the appearance of this area and bolster homeowner's investment in their property. The newer developments have generally occurred since the mid 1960's and exist in the outlying areas of the City. The homes tend to be somewhat larger with more attention to detail than those constructed during the post-war era. The appearance of these areas is very neat with obvious attention devoted to development of the right-of-ways. Street trees are prevplent and most areas contain sidewalks. Multiple Family Residential The multiple family areas appear as pockets of development usually placed as transitional uses between non-residential and single family uses. In several instances the multiple family developments are isolated from single family development by intense natural buffers. However, attention is needed to landscape details and parking lot buffers to assure proper land use relationships between multiple and single family uses as well as multiple and non-residential uses. Commercial Areas The commercial areas can be divided into two categories; the west end business district and the central business district. The west end business district is the area which contains the newest commercial developments. Shopping centers, fast food restaurants more intense business uses are located in this district. Sign control is evident. Circulation through the district could be improved through the elimination of unnecessary curb cuts, drive connections and marginal access drives. Parking lot setbacks would provide additional room for landscaping as well stacking space within the entrance drives. A tree planting program could benefit the appearance of the area. The central business district contains a number of historic buildings; most of which are in good condition. However, the historic character of the area should be further emphasized. The uses within the area are generally of a retail nature and are less intense than those within other commercial areas. Transition to adjacent residential uses is lacking in some areas and improvements should be considered. A streetscape design should be considered to unify street features and introduce a common theme to the district. 4 �Industrial Areas There are two industrial areas within the City, both located in the southeast quadrant. The oldest portion of th'e industrial areas is centered around the Tecumseh Products Company facility. The edge between the industrial and residential uses meanders and the transition zone is somewhat blurred. The industrial uses in general lack landscaping and buffering. The industrial park contains a number of vacant sites at present but as additional development occurs, it should be reviewed to assure that sufficient buffering is utilized. The second industrial area within the City is the site of the Lenawee Stamping plant. This is a very new facility located at the corner of M-50 and Rogers Highway. Although the building is massive, its visual impact is lessened due to generous setbacks and landscaping. Floodplain Corridor The floodplain corridor provides a substantial green buffer through the City that should be preserved through government ownership and regulation. Development should be limited through floodplain controls and wetland preservation (1979 PA 203). Ordinance should be considered to provide mechanisms for preservation. The area could be used as active or passive recreation including bike paths, jogging trails and possible boating. A map of flood prone areas is included on the following page. i - I - 5 �CITY OF TECUMSEH MASTER PLAN prepared for: THE CI1Y OF TECUMSEH prepared by: VILICAN-LEMAN & ASSOCIATES, INC. COMMUNITY PLANNING CONSULT ANTS 28316 FRANKLIN ROAD SOUTHFIELD, MICHIGAN 48034 SEPTEMBER 1990 �"Would you tell me, please, which way I ought to go from here?" "That depends a good deal on where you want to get to," said the Cat. "I don't much care where -- "said Alice. "Then it doesn't matter which way you go, "said the Cat. Lewis Carroll, Alice's Adventures in Wonderland �CITY COUNCIL GARY DUNBAR - MAYOR HAROLD EASTON VERA GARDNER CARL POLING NADINE SEITZ ROBERT TOOMAN STANLEY WISE PLANNING COMMISSION MAC GONSER - CHAIRMAN DENNIS BOWMAN ROBERT FOX LYNN COOK JAMES VAN BUREN LAWRENCE WOLLENHAUPT JOHN KRZVZANIAK DAVID MALMQUIST CHARLES MANLEY i- CITY MANAGER JEROME R. KISSCORNI ASSISTANT CITY MANAGER L. MARK D. VANDERPOOL �• CONTENTS INTRODUCTION 1 PURPOSE 1 SCOPE 1 METHODOLOGY 2 BACKGROUND ANALYSIS 3 VISUAL IMPRESSIONS 3 EXISTING LAND USE INVENTORY 6 LAND USE TRENDS 7 POPULATION 8 GENERAL SOCIAL AND ECONOMIC CHARACTERISTICS 14 NEIGHBORHOODS 18 COMMERCIAL AREAS 25 CENTRAL BUSINESS DISTRICT 25 WEST CHICAGO BUSINESS AREA 35 INDUSTRIAL AREAS 38 COMMUNITY FACILITIES 40 PUBLIC FACILITIES AND SERVICES 40 RECREATION 44 SCHOOLS 48 TRANSPORTATION 50 HISTORIC PRESERVATION 54 FUTURE LAND USE PLAN 58 �GRAPHICS TABLES TABLE 1: EXISTING LAND USE: 1989 6 TABLE 2: LAND USE DISTRIBUTION TRENDS: 1967 TO 1989 7 TABLE 3: POPULATION OF TECUMSEH AND SURROUNDING URBAN NODES 8 TABLE 4: RECENT GROWTH OF LOCAL URBAN NODES 9 TABLE 5: POPULATION GROWTH TRENDS FOR THE CITY OF TECUMSEH 11 TABLE 6: AGE GROUP TRENDS FOR THE CITY OF TECUMSEH 11 TABLE 7: SOCIOECONOMIC CHARACTERISTICS 15 TABLE 8: HOUSING CHARACTERISTICS: 1980 19 TABLE 9: SCHOOL ENROLLMENT TRENDS 49 TABLE 10: HISTORIC LANDMARKS (As of March, 1988) 57 MAPS I. PLANNING OVERVIEW 3a FLOOD PRONE AREAS 5a EXISTING LAND USE 6a CBD DESIGN SKETCHES 27a COMMUNITY FACILITIES PLAN 40a FUTURE PARK LOCATIONS 44a REGIONAL ROAD NETWORK 50a THOROFARE PLAN 53a HISTORIC DISTRICT MAP 56a MASTER PLAN OF FUTURE LAND USE 58a ��INTRODUCTION PURPOSE I. In the excerpt from Alices Adventures in Wonderland shown previously, Alice didn't know exactly where she was. That was one reason she didn't care much where she went. Her dilemma illustrates the circularity characteristic of muc.h deliberative action. To know where you want to go and what you want to do, you have to know first what your present status is and what is wrong with it. Or, to put it another way, before problems are solved, they must be identified. The elements included in the background analysis portion of this document help to identify problems and gain an understanding of the City's current status. The Master Plan as a whole, serves as a policy manual to provide direction in making land use decisions. The master plan illustrates, "where the City is going." It serves in this capacity in several distinct ways. First, it provides supporting language which both reflects the public wishes and justifies land use decisions. Second, it provides a list of goals, objectives and policies which can be used to shape the community in a planned manner. The Land Use Development Plan, which is included within this document, serves as a framework for the physical land use distribution within the City. SCOPE As stated previously, this document is a policy manual. One of the tools to accomplish these goals is direct public actions. However, some of the most powerful and useful tools are the Zoning Ordinance and Subdivision Regulations. These documents were updated in connection with the update of the master plan so that there is clear and consistent coordination. However, it is important to recognize that the master plan merely supports the Zoning Ordinance. State Zoning enabling legislation specifies that zoning should be based on a plan. This master plan provides the framework for the Tecumseh Zoning Map. Additionally, the plan considers the broad goals of the community and provides suggestions as how to achieve these goals. r 1 �METHODOWGY '. In January of 1989 a field survey of the City was performed to record visual impressions of the City. These impressions were recorded and discussed with the Planning Commission, and thus started the master plan process. Other background studies were also conducted at this time including an inventory of all land uses within the City and a demographic analysis. Excerpts from these are included within the master plan, but their main purpose was to provide necessary information essential for many different elements of the plan. Broad community goals were then discussed and prepared. Objectives and policies were established in conjunction with the specific goals for the individual land use elements. The relationship among goals, objectives, policies and alternative implementation techniques is as follows: Goal: A Goal is a destination, a final purpose which a community seeks to attain. A goal is the most general level of policy and by itself is not ve,y helpful to decision makers. it needs further refinement to assist decision makers to reach their selected destination. Objective: An Objective is the route which specifies in general terms the way (route) by which the goal (destination) can be reached. An objective indicates the kinds of actions that should be used to achieve the goal. . Policy: A Policy is a means of transportation along the route. It's a course of action which, if followed, will achieve an objective. A policy is more detailed than an objective and can be readily translated into specific action recommendations or design proposals. As the process continued, various elements were analyzed and discussed. Goals, objectives and policies for each element were discussed and reworked. During certain stages of the process, press releases were published in the local paper to assure that there was adequate public awareness and to allow for direct public input into the process. Coterminous with the master plan process, the Recreation Plan was also updated. The Recreation Plan itself constitutes a complete plan but excerpts are included in the master plan within the community facilities portion. Likewise, the background studies conducted in association with the master plan were heavily utilized during the development of the Recreation Plan. Upon completion of the analysis of the individual elements, and the setting of goals, objectives and policies, the individual elements were condensed, compiled and coordinated to form the master plan document. 2 ��L BACKGROUND ANALYSIS VISUAL IMPRESSIONS , The initial step in the master plan process involved a field survey of the City to gather impressions from an urban planning and landscape architecture standpoint. A map titled, Visual Impressions, which records these initial findings is included on the following page. The following text is not intended to be all-inclusive, but places some of the initial findings into categories to facilitate discussion. Community Entrance Points There are three major entry points into Tecumseh. The most prominent is along M-50 (Chicago Boulevard) at the east end of the City. Because M-50 has a direct link to U.S.23, it serves as a major transportation route into the City. The community center and Mill Pond, which are about a quarter mile within the City limits, present a striking visual image upon entry into the community and it is at this point that a sense of arrival is first recognized. Although the view is diminished somewhat by a lack of screening at the utility sites on the south side of M-50, this could be remedied through the placement of additional landscaping. The west entry along M-50 provides a lesser sense of entrance. This is largely because of its commercial character. Although M-50 provides a direct route to M-52 west of the City., the west entry is of lesser significance than other entrance areas. M-52 is a State Highway providing a regional link to areas north and south of Tecumseh and because it serves less populous areas, is less dominant as a transportation artery than U.S.-23, which is east of Tecumseh. Another major entry into the community is from Tecumseh-Clinton Highway to the north. From this direction the entrance zone is somewhat unclear. The most prominent sense of entry is at the point where the Raisin River crosses the road. Prior to this, there is a rural character to the area. Single Family Residential Areas The single family residential areas can be roughly broken into three categories; the historic district, older homes and new development. The historic district appears to be particularly active and most of the homes are well maintained. Mature trees and the restoration of many historic homes of good architectural character help to make this a very desirable area and continued support of historic preservation in general should be encouraged. Although some homes of historic character exist in outlying areas, they tend to be clustered near the center of the City. 3 �, C 0 0 0 0 _J LL iGhi, . ... I ,N I ! .. ► . - " .. ► , . u =L= u ► MJS-N-n)JA. �. EXISTING LAND USE INVENTORY An inventory of the existing land uses within the City began in the fall of 1989 and were subsequently recorded in map form on an updated base map. The map is included in the plan on the following page. The method of inventory involved driving and walking the streets of the City and recording the use of each lot or parcel on the updated base. Upon completion of the field work a large scale base map was created. Using this, area calculations were performed for each parcel and summarized in the table below by major land use categories. TABLE 1 EXISTING LAND USE: 1989 - -- - - Residential 43.6% 904.3 29.6% single-family (796.3) (26.1%) two-family (32.1) (1.0%) (1 .5%) multiple-family (68.8) (2.3%) (3.3%) mobile home (7.2) (0.2%) (0.3%) Commercial and Office 93.7 3.1% 4.5% Industrial 195.7 6.4% 9.4% Public 41.8 1.4% 2.0% Parks 170.9 5.6% 8.2% Schools 64.5 2.1% 3.1% Quasi Public 89.6 2.9% 4.3% Vacant and Agricultural 83.4 32.2% Water 169.5 5.5% 8.2% Rights-of-way / transportation 342.6 11 .2% 16.5% TOT AL DEVELOPED LAND 2,072 67.8% TOTAL LAND 3,056 Source: Field survey conducted in the fall of 1989. 6 �, ------ 1··C I- I H T ON C LIN TON T W • \ ' T[CUMIS[N T [CU Ml I [ H T ■, r \ T (CU .. I [ H ,t.t.lllH T ~ w, I I T <<••~ II A IS I H 1 w, _l____~ m - f~:~:~:}~:3 G SINGLE FAMILY RESIDENTIAL 1111 TWO FAMILY AESIOENTIAL SCHOOLS f lLl ■ lllU.tn ICMOOL JH ,1,u1101t •u•" 1CM00L 1H 1(111011 Ml.II ICMOOL MULTIPLE FAMILY RESIDENTIAL ~ ,MOBILE HOME PARK PUBLIC I,. l••1tAllf ........ CH C:IT't 10,LL - OFFICE - 8U$1NESS - INDUSTRIAL - PARKING ~ PARKS ~ , - " " l ITUIOII QUASI - PUBLIC "f. ,,.t,ltOCMIAl (L(N(ll1'Aln ICNOOL H MO ■ ,iUL D t SCAll fl[LO IU,IIYU ; IU,ll(N 1•H CIM(t(U VACANT 8 1Nrt11 AGRICULTURE EXISTING LAND TECUMSEH us EI MICHIGAN vilicon · lemon l!I assoc. inc. planning consultants �,. LAND USE TRENDS An inventory of the existing land uses within the City began in the fall of 1989 and were subsequently recorded in map form on an updated base map. The map and area figures can serve as a valuable tool for the City. The table below compares the land use distributions of 1989 to those of the past. TABLE 2 LAND USE DISTRIBUTION TRENDS: 1967 TO 1989 :i:J: 1: : :jljljljJ:J:J:1:1iljJjimij!i;ii:i;rA■llllfii: :iltli)\]i(J1ililjlJ:j:J::ii i1i :ili: : : : :i 1:Jjjg il: : : j: :]:i: : : 111:: : 1: : :j : 1:; ;;::j: : jilili ji!i i lil Residential I ' 611.4 862.9 904.3 single-family 572.3 805.1 796.3 two-family 28.0 34.1 32.1 multiple-family 6.2 16.5 68.8 mobile home 4.9 7.2 7.2 Commercial and Office 36.8 57.8 93.7 Industrial 102.8 126.5 195.7 Public 12.6 Parks 56.6 Schools 65.7 64.5 Quasi Public 24.7 89.6 Vacant and Agricultural 1,487 1,228.3 83.4 Water 169.5 169.5 169.5 Rights-of-way /transportation 308.5 331.2 342.6 2,875.6 3,014 3,056 TOTAL Sources: I' I 41 .8 111 .3 170.9 Tecumseh Master Plan (1968 and 1974), Vilican-Leman & Associates (1989). The previous table shows an array of numbers comparing land use trends in 1968, 1974 and 1989. However, the figures do not necessarily lend to a direct comparison. Due to the scale of the maps used, there will be some measure of error in the computations. Furthermore, the uses included in the land use categories varied for each study. Where possible, either adjustments were made or categories combined to provide a measure of comparison. 7 �1 . . POPULATION General Population Cl;laracteristics There are four cities located within Lenawee County: Adrian, Tecumseh, Hudson and Morenci. Two villages out of eight in the County, Blissfield and Clinton, had considerable population bases in 1980. Of the twelve cities and villages, Tecumseh ranks second in population. To more thoroughly understand the size of the City of Tecumseh's population in relation to surrounding urban nodes, the following tables have been created. TABLE 3 POPULATION OF TECUMSEH AND SURROUNDING URBAN NODES Detroit 970, 156 10.57% Ann Arbor 109,252 1.19% Jackson 36,950 0.40% Monroe 21,973 0.24% Adrian 21,186 0.23% Hillsdale 7,639 0.08% Tecumseh 7,398 0.08% Blissfield 3, 166 0.03% Hudson 2,552 0.03% Clinton 2,463 0.03% Morenci 2,315 0.03% Source: 1990 U.S. Census, Preliminary Figures. 8 l I �TABLE 4 RECENT GROWI'H OF LOCAL URBAN NODES City of Adrian Source: 21,186 21, 186 0.0% City of Tecumseh 7,320 7,398 1.1% Village of Blissfield 3,107 3,166 1.9% City of Hudson 2,545 2,552 0.3% Village of Clinton 2,342 2,463 5.2% Tecumseh Township 1,480 1,536 3.8% Raisin Township 5,499 5,637 2.5% 1980 U.S. Census Region 2 Planning City of Tecumseh Growth Trends (1930 to 1980) ,. Since 1930, the City's population has consistently increased. In 1930, 2456 people resided in the City. By 1980 this number had more than doubled to 7320. This is an increase of 5,044 people or approximately 205% over the period between 1930 to 1988. Although every decade has experienced an increase in population, the rates of increase over this period have varied. The period from 1930 to 1940 showed a relatively constant rate of growth. From 1940 to 1950 to 1960, the population growth increased at an accelerated rate. In fact, from 1950 to 1960 Tecumseh experienced its largest numerical increase in population and its fastest rate of increase (75.2%). From that time to 1986 there has been a relatively mild rates of increase, ranging between one and four percent. However, between 1980 and 1987 there were approximately 200 building permits issued for residential construction and based on this an estimate of 7,500 people may be conservative. 9 �Population Distribution Sex: According to 1980 Census data, the male-female mix of Tecumseh residents is nearly equal. Of the 7,320 residents in 1980, 3,818 were female and 3,502 were male. As a proportion, 52 percent of the population was female in 1980. Race: The City contained one black and 244 people of Spanish origin in 1980 according to 1980 Census data. As a proportion, this relates to O percent and 3 percent respectively. Employment Trends: The Tecumseh area has had a healthy economy in recent years. Although unemployment increased with the closure of the General Motors Inland Division Plant in Raisin Township, the imp~ct on the City was compensated by the construction of the Lenawee Stamping Plant in the City and the entry of Orbital Engine Company USA, which now occupies the once vacant GM plant. The Michigan Employment Security Commission (Bureau of Research & Statistics, Field Analysis Unit) supplied the following employment statistics for the City for April of 1990: Labor Force Employed Unemployed Unemployment Rate 3,700 3,550 175 4.6% 10 �TABLE 5 POPULATION GROWfff TRENDS FOR TIIE Cl1Y OF TECUMSEH ,,i:;;;;;;;;,if:;::U hi: m:•:•:m:i;: :; ;: : ;,;: :ti: ,;,:~@ggj;]!■w: : i;: :;: :i ,:i: ; :; : : : ,: :,:i if :;i i i;:~:; : : ,: ;: :j~;~siiiii ifa;: : : : :. 1930 2,456 1940 2,921 465 18.9% 1950 4,020 1,098 37.6% 1960 7,045 3,025 75.2% 1970 7,120 75 1.1% 1980 7,320 200 3.7% 1986 7,310 - 10 0. 1% 1990 7,398 BB 1.2% 2000 8,627 (forecast) U.S. Census. Estimates by Vilican-Leman & Associates, Inc. Forecast by Region 2 Planning. Sources: TABLE 6 AGE GROUP TRENDS FOR TIIE Cl1Y OF TECUMSEH 0-5 9.8% 10.8% 10.6% 9.5% 10.5% 10.3% 6 - 13 13.1% 11.3% 11.6% 13.9% 12.9% 13.9% 14 - 17 6.9% 5.0% 4.1% 7.9% 6.3% 5.4% 18 - 20 4.5% 3.4% 2.8% 5.6% 4. 1% 3.4% 21 - 24 6.2% 5.2% 4.4% 6.6% 5.7% 4.8% 25 - 34 18.0% 20.8% 20.JOA> 15.8% 17.0% 16.0% 35 - 44 9.8% 10.3% 10.3% 11.3% 14.3% 15.9% 45- 54 10.8% 10.0% 11.4% 9.S°A, 8.9% 10.0% 55 - 64 11.1% 12.3% 12.7% 9.5% 9.4% 8.9% 65 plus 9.9% 11.1% 11.S°A, 10.2% 11.0% 11.4% median age 30.0 32.0 33. 1 29.1 31.2 32.6 Sources: 1980 U.S. Census and Urban Decision Systems. 11 �Population Trends Between 1960 and 1970, and again between 1970 and 1980, the City's population gradually increased. This increase was less than 100 persons in the 1960's while it was t • 200 persons over the most recent census decade. The most recent Census population estimate available indicates that the City's population has stabilized since 1980. In contrast to the relatively stable population characteristic of Tecumseh, Lenawee County as a whole had a population gain of almost 4,200 persons between 1960 and 1970 and almost 8,000 in the most recent Census decade. However, through 1986, according to recent estimates by the U.S. Census Bureau, the County saw a slight decline in population. This decline is not anticipated to be permanent, according to forecasts by Region 2 Planning and the Michigan Department of Management and Budget. By the year 2010, the County is forecast to have almost 96,100 residents, compared to a 1980 total of 89,948. While the Census has estimated that the County as a whole has had a population loss, some gain has been experienced in various communities near Tecumseh. Much of the recent growth within Lenawee County has occurred in the Townships. In fact, both Raisin nor Tecumseh Townships, which surround the City of Tecumseh, have been estimated by the Census to have gained population in recent years. These two townships are estimated to have had a population increase of 194 persons, a combined increase of 2.8 percent. Age Group Composition Median Age: In 1980, the median age of Tecumseh's residents was 30 years. By 1987, this may have increased to around 32 years and, over the next five or so years, it may increase to more than 33 years. This increasing aging trend is similarly reflected in County statistics although residents of the county as a whole tend to be slightly younger than those residing in Tecumseh. Pre-School and School-age Children: Recent age group estimates prepared by the Michigan Department of Management and Budget and by Urban Decision Systems, Inc. both indicate. that for the County as well as the City, there has been a decline in schoolage children over levels found in 1980. This pattern of decline has been reflected by school district enrollment trends. The number of persons between six and 17 years of age is anticipated to decline from 1,465 in 1980 to around 1,100 children in this age group by 1992. Throughout the School District, the decline of children of school age is not as great as it is within the City since new residential construction is occurring at a more rapid rate throughout the balance of the District, particularly in its southern portions (Raisin Township). Nonetheless, the average number of children per grade in the district has decreased since 1980. 12 �It is possible that much of the recent decline in enrollment in the School District may have occurred as a direct result of the out-migration of families following the recent closure of the General Motors Inland Division Plant in Raisin Township. The plant had peak employment levels of near 1,200 persons, many of whom may have had children in the School District. This impact on the City and District has been compensated by the much smaller Lenawee Stamping Plant recently constructed in the City and the entry of Orbital Engine Company USA, which now occupies the once vacant GM plant. Senior Citizens: As of 1980, the City contained 722 persons of retirement age. It is estimated that this may increase to over 850 persons by 1992. According to several interviews held with school district and other community officials, it appears that the City may be receiving a slight in-migration of persons at or near retirement age. Many of these new residents have relocated from the suburban Detroit or Ann Arbor area, desiring the intimacy of a small town atmosphere. Of a sample of 20 new families that have moved into town, three (15%) contained persons of or near retirement age. Households containing older persons generally do not have young children. This is in contrast to households with younger adults that may contain school age or pre-school children. With only 188 new dwellings constructed in the City since 1980, this gradual turnover of portions of the City's housing stock to new but older residents could act to create a decline in school enrol~ment. Older residents of a community often tend to oppose tax increases or renewals for which they perceive no direct benefit. Since they have no children at home, and since a growing number of such persons may not even have long term ties to the City's school district, there may be a pressure by the increasing number of older persons in the City to reduce that portion of the property tax burden associated with schools. This of course, could have a major impact on the school district's ability to continue to offer a wide range of quality educational and recreational opportunities to the youngsters who remain in the district. Family Forming Age Group: In 1980, the City contained almost 1,800 persons in the family forming age group (21-34 years). This age group may increase slightly by the early 1990's. Associated with that increase is an anticipated slight rise in the number of preschool children. As a result, by the mid 1990's, enrollments in the City's schools may see a slight increase by mid-decade. However, this increase should not result in a need for additional classroom space over current offerings. While the City is receiving an in-migration of older residents, it is also the focus of a larger in-migration of persons in their family-forming years. According to information provided by the Tecumseh Welcoming Service, over the past two.years, of those new households interviewed by the Service, the majority appear to be headed by persons in their early to middle 30's. Most of these new households contain two wage earners, generally with both employed outside the Tecumseh area. 13 �This outward orientation of new residents could create both a negative and a positive impact on the City. Since the majority of the new residents have children, most of school age, and since these new household heads generally have college degrees and are employed in professional, technical or managerial occupations, it may be that there could be an increasing pres~ure on the School District to meet their educational expectations for their children. Such new residents may, thus, be more supportive of millage enhancements. If sufficient concentrations of such in-migrants move to the City, then, over time, they may be able to counteract the lesser school millage support of the older resident and the longer term City resident. Outside of the anticipated decline in school age children over the next several years, a slight rise in the number of persons in their family-forming years and an increase of senior citizens, a relative stability appears to characterize the other age groups in the City. Most will either increase slightly through the early 1990's or decrease slightly. The biggest change is occurring at both ends of the age spectrum. As a result, community and private facilities will need to become even more responsive to the shopping, service and recreational needs of the growing elderly population. At the same time, for the sake of the City's economic vitality and stability, attention must continue to be paid to the educational and recreational needs of its younger residents. GENERAL SOCIAL AND ECONOMIC CHARACTERISTICS Not only does an area's housing stock and the age and household composition of its residents impact that area's needs for community services and facilities, but the employment pattern of its residents, their income and educational levels all interact to determine the overall character of an area. Table 4 provides an overview of selected socioeconomic characteristics of Tecumseh, compared to Lenawee County as a whole. The data shown on Table 7, on the following page, uses 1980 Census information. Since then, the socioeconomic composition of the City may have changed. According to interviews with new residents by the Tecumseh Welcoming Service, the City's newest residents appear to be strongly professional, technical or managerial in occupation. Thus, over time, the proportion of higher income white collar employed City residents may increase compared to levels found in 1980. Whether this increase is at a rate faster than that being experienced throughout the County is not possible to determine at present. f. Family/Non-family Households - In 1980, there was a slightly higher incidence of households in the City considered to be "non-family" households compared to the County. A non-family household is one in containing just one resident, or one in which there is a two or more residents unrelated by blood or marriage. This latter situation is typical of shared living arrangements such as roommates. ,- 14 �TABLE 7 SOCIOECONOMIC CHARACTERISTICS: 1980 22.6% 21 .1% 3.19 3.34 1 person 19.3% 18.4% 2 person 33.8% 30.8% 3-4 person 35.3% 35.5% 5 + person 11 .6% 15.3% 2.75 2.91 ProfjTech 14.1% 12.9% Mgr/ Prop. 8.2% 7.8% Clerical 13.2% 13.0% Sales 6.7% 8.5% 42.1% 42.2% Crafts 15.9% 13.4% Operatives 23.7% 23.1% Service 12.2% 13.5% Laborer 5.0% 4.5% Farm Worker 1.0% 3.3% 57.9% 57.8% 12.5 12.4 26.9% 24.9% 12.6% 11 .6% 35.1% 34.4% 52.3% 54.0% 59.2% 55.8% Non-family households Average Family Size Household Size Average Household Size Occupation Total Wh ite Collar Total Blue Collar Education Median Yrs. School Any College Wage Earners/ Family 0 2+ Stability Source : 1980 U.S. Census of Population . Data compiled by Urban Decision Sciences. 15 �Almost 22% of the City's households were non-family compared to 21% for the County. Similarly, among the City's families, proportionally fewer had children at home (55%) compared to the County at large (57%). This situation, coupled with the overall differences in average fc\mily and average household size (smaller in the City than the County), indicates that there is a greater need for provision of dwelling units oriented to the particular housing needs of households without children and smaller households. Among such housing types may be condominium townhomes or apartments, and attached and detached condominium cluster housing units. For the independent elderly (those needing no nursing or other care and who can live fully independent lives), a common approach is low rise, often one story multiple-family dwellings or either a rental or condominium tenure type. Household Income - In 1980, slightly under 20% of City households had incomes less than $10,000. In the County, this proportion exceeded 23%. At the other end of the income scale, 4.3% of City households earned over $50,000 compared to only 3.1 % of County residents as a whole. In general, City incomes are higher than those found throughout the County such that in 1980, the average household income of City residents was almost $21,700 compared to an average of around $20,600 countywide. Occupation - In large part, the income differential between City and County households may be attributed to the greater incidence of City residents employed in the higher paying professional/technical/managerial occupations or as sole proprietors ((22.3%) compared to County residents as a whole (20.7%). It is these type of upper income, white collar occupations for which employment opportunities tend to be more stable during times of economic disruption. We also note that in 1980, there was a higher incidence of persons employed in the skilled crafts in the City than in the County. Such occupations tend to be higher paid and while more subject to economic disruption, persons so trained are more readily able to find new employment than unskilled laborers or machine operators. Education - While, in 1980, there was hardly any differential between the median years of education of City versus County residents, we note that a higher proportion of City residents had one or more years of college. This trend has persisted to today, according to the City's welcoming service. The majority of family householders who have recently moved into the City have some college education. Further, many such persons are employed in professional or technical specialty positions. The implication of this recent in-migration of well educated, highly paid professionals is that there may be increasing pressure on the School District to continue to upgrade its facilities and program offerings. 16 �Workers Per Family - The Tecumseh Welcoming Service has also noted an increasing number of families moving into town having two wage earners, rather than the more traditional single earner family with wife at home with children. This is a change over the pattern found as of the 1980 Census, however. In 1980, 52.3% of the City's families had two or more wage earners compared to the County's 54%. We also note that in 1980, there was a higher proportion of families in the City which had no persons employed compared to the County. Lack of an employed person in a family can generally be attributed to two main causes: families living on welfare and families whose income earners have retired. It is our estimation that there is a blend of both in the City. The presence of apartments, many of which are senior citizen in orientation, may be one of the prime contributors to the higher incidence of families with no persons employed in the City. Additionally, the presence of a variety of housing arrangements, particularly the availability of two-family homes and multiple-family homes affordable to female-headed families, some of whom may be on welfare, is another contributor to this situation. Stability/Turnover - At least in 1980, it appeared that residents of the City were more stable in their residency than those throughout the County. Over 59% of persons five or more years of age in 1980 resided in their same residence in both 1980 and 1975. In contrast, the proportion was 55.8% for the County as a whole. This type of stability creates a stronger sense of community and civic investment than in areas in which the population is more transient. I I. 17 ��RESIDENTIAL NEIGHBORHOODS Tecumseh's residential neighborhoods on the whole are well maintained and possess the amenities for good livirtg. Some danger· signals, however, are noticeable. The most pressing problems existing in our neighborhoods include: (1) Some deterioration in both the maintenance of dwellings and in outside housekeeping in older neighborhoods; (2) A lack of off-street parking in some neighborhoods resulting in parking on lawn areas; (3) Incompatible land uses, particularly at the edges of neighborhoods abutting business areas and in isolated pockets of housing in industrial areas, resulting in an adverse impact on quiet residential living; (4) A lack of high quality street surfacing, curbs, gutters and sidewalks in some neighborhoods of the City. Household Size - In 1980, the average number of persons per housing unit in the City was 2. 75 persons. By 1986, based on an analysis of building permits, occupancy levels and U.S. Census current population estimates, the average is estimated to have decreased to around 2.61 persons per household. This decline in household size is due to a variety of factors among which are the increase in divorce rates whereby what had been at least two persons living in one household becomes, at the minimum, two persons each with their own household. Additional factors are the fact that those born during the "baby boom" period of 1946 through 1964 have generally delayed their marriage and childbirth in proportions unknown to the previous generations. The higher cost of living, particularly with respect to the incomes needed to afford purchase of homes, has created a need for more families to contain two wage earners, rather than the traditional single earner. Families with two wage earners generally have fewer children. An additional factor affecting household size is the increased life expectancy being experienced by persons throughout the nation. With a longer life span, the tendency for a family to "mature" and have its children move outside the home, creates a large number of families with no children at home. Again, on the average, this causes a decline in household size. Table 8 on the following page provides a profile of the City's housing characteristics for 1980, compared to that of the County. Tenure of Occupancy - Whereas owner occupied housing in the City accounted for over 72% of all occupied units, this proportion was near 69% for the County. The County had a vacancy rate which was almost four times greater than that of the City: 10.3% compared with 2.6%. 18 �TABLE 8 HOUSING CHARACTERISTICS: 1980 2,723 33,750 Occupied Units 2,650 30,044 Vacant Units 2.6% 10.3% Number of Housing Units 216 Vacant Seasonal Units 97.3% 89.0% Less than $20,000 6.4% 13.2% $20,000 • $24,999 6.4% 10.7% $25,000 • $29,999 9.6% 10.9% $30,000 • $34,999 12.2% 11.7% $35,000 • $39,999 13.0% 10.3% $40,000 • $49,999 23.8% 17.4% $50,000 • $79,999 24.7% 21.5% $80,000 • $99,999 2.6% 2.9% 1.3% 1.4% $43,367 $40,235 Less than $100/mo. 10.2% 14.0% $100 • $149 10.7% 15.2% $150 • $199 22.5% 28.6% $200 • $249 38.9% 27.4% $250 • $299 10.3% 10.5% 7.3% 4.4% 209 192 76.1% 85.2% 2 7.3% 5.8% 3+ 16.5% 9.0% 46 1,689 46.6% 52.9% 5.7 5.88 Owner Occupancy Housing Value: Non Condo Units $100,000 + Average Value Rent Levels $300 + Average Contract Rent Units/Structure Mobile Homes Built Prior to 1950 Rooms/Unit (Occupied Units) Sources: 1980 U.S. Census of Population and Housing. Data compiled by Urban Decision Systems, Inc. 19 �Vacancy Levels - Of those units suitable for year-round occupation which were vacant in the County, almost 60% (2,025) were vacant for occasional use (generally summer homes). An additional 214 units were vacant and were suitable for only fair-weather occupation. In contrast, the City contained only one year-round unit classified by the Census as vacant for. occasional (seasonal) use and one summer-only unit vacant seasonally. With the large number of homes throughout the County which are seasonally used, it is estimated that businesses in Tecumseh can reap benefits by pursuing sales opportunities during the peak summer months. Housing Values and Housing Condition - In 1980, housing values in the City averaged $43,367 compared to a lesser value countywide of $40,235. However, within the City, 224 of the City's 1,745 total number of owner-occupied dwellings were valued less than $25,000 (12.8%). The 1990 average home value has risen considerably since 1980. According to the City Assessor, the average assessed value is between $30,000 and $35,000. This relates to an average market value of $60,000 to $70,000. An examination of rental levels found in the City and County indicate that like owneroccupied housing values, rent levels in the City are higher than those found countywide. We note that there are also several instances of very low rent which may be indicative of potential housing quality problems. With respect to a specific examination of housing quality as determinable from the Census, 38 units in the City had either no bathroom or access only to a half bath (toilet and sink) and 33 units lacked complete kitchen facilities. While these numbers are not major proportions of the City's housing stock, the deficiencies they represent, when coupled with a large number of older homes, low value/low rent homes and the like, could indicate potential problems in need of resolution. We do not mean to paint a bleak picture of the City's housing stock. Rather to merely point out potential problem areas. We note that our field observations of the nature and character of the City indicate that on the whole, the residential neighborhoods appear to be quite well maintained, with only a few scattered instances of dwellings appearing in need of substantial maintenance. According to interviews with representatives of the Tecumseh Welcoming Service, most of the families purchasing homes in the City who work outside the City selected the City because of its affordable housing. According to realtors in the area, housing values have increased rapidly both in and near the City. However, they remain significantly lower priced than comparable units in such communities as Ann Arbor, Pittsfield Township, Saline, and the Northville/Plymouth area where many new residents are employed. 20 �Size of Housing - We next turn to an examination of the "fit" between the sizes of the City's housing stock and its households. When there is a mismatch between the number of rooms in a home and the number of persons residing in that home, there may be problems of overcrowding. Conversely, a trend toward smaller family size, when compared to a housing stock characterized by large number of bedrooms may indicate that over time, there may be need for provision of smaller size housing units (in terms of bedroom count). Thus, a "lack of fit" can indicate either conditions of too large households squeezing into too small dwellings - or a mismatch between large homes and small families. With respect to the latter condition, such mismatch may create pressures to convert single-family homes into two-family homes, or cause a gradual decline n the quality of the larger single-family homes as their owners may not be able to afford to keep current with their maintenance. Generally, in communities like Tecumseh which contain a sizable number of large, older (and often historic) homes, both heating costs and maintenance levels for these older homes may be prohibitive for their residents. Bringing these older, homes to modern day standards of electrical, plumbing and heating facilities, coupled with provision of supplementary insulation can substantially reduce the costs of operation, making them more affordable, and thus less likely targets for sale or division into two-family units, or outright demolition. Over the years various State or Federal programs have offered low cost loans or outright grants for home modernization. The City should continue to take advantage of same in order to continue to assist its residents to maintain/enhance the City's housing stock Within Tecumseh, utilizing a standard of one person or less per room as the "ideal", it can be observed that there was, in 1980, overcrowded conditions found in only 49 housing units. Thus less than two percent of the housing stock was overcrowded. With respect to the match between bedrooms and household sizes, we observe that there may be a deficiency of smaller size housing units relative to the nature of households living in the City. In particular, there may be a greater demand for one and two room dwellings than is available. Such bedroom configurations are usually found in multiple-family as opposed to single-family housing while three or more bedrooms is typical of single-family housing. Housing Type - In 1980, the City contained almost 2,050 dwellings that were classified by the Census as one unit structures or over 76%. From 1980 through 1987, 44 new singlefamily homes were constructed in the City, 12 two-family homes and 132 multiple-family homes. Thus, recent construction trends appear to be gradually moving the City's housing stock toward a better balance between housing unit size and household size. During this time period, no homes were demolished. Thus, the total supply of dwelling units in the City is estimated to have increased from 2,723 to 2,911 units. Among the main factors which effect the demand for different size and types of housing units is population age composition. Young singles either live at home, on their own or with roommates. Young couples without children generally first reside in multiple-family 21 �housing and later, either after their incomes have increased, or after their first child is born or both, move to single-family homes. Often the initial home purchase by these young families is for small scale homes with two or three bedrooms. As incomes increase along with family size, larger homes may be purchased. However, once children are grown, the need and desire for a ' larger house may decrease. Instead, a smaller, more readily maintained home may again be the housing preference. The above factors which affect housing preference is an oversimplification of the wide variety of factors which impact demand for various styles and sizes of dwelling units. However, from this portrait, it becomes apparent that an understanding of the age group and household composition of the City's residents may provide an indication of its future housing needs. Tecumseh has made significant progress in advancing its planning program, enforcing its zoning and building codes, and in maintaining a high level of municipal services. These programs must be continued, but all problems of deterioration cannot be avoided by these measures alone. GOAL: Preserve and continuously improve residential areas and provide for a cross-section of high quality housing suitable for all segments of population while maintaining emphasis on the single-family home. OBJECTIVE I: Maintain and enhance the residential character of existing neighborhoods. POLICIES: 1. Private action to achieve adequate maintenance and improvement of existing properties can best be accomplished through individual and neighborhood pride and through pressures of public opinion. · To insure superior efforts will require an effective educational campaign. As part of implementing this policy, the City should prepare and regularly distribute information brochures explaining which improvements can be made to property without increasing property taxes. 2. Through its action, the City should continue to demonstrate an awareness of the need to improve neighborhoods. The construction and maintenance of streets (paving, curbs, gutters, sidewalks), as well as a program for tree planting, should be foremost in this effort. 3. The City should continue to provide the highest affordable level of City services to all residential areas of the City. 22 �4. • 5. Residential areas should be protected from encroachment by incompatible land uses through careful application of the Zoning Ordinance. Screening with earth berms, walls and landscaping should be provided where nonresidential activities abut residential properties. The City should take an active role in encouraging the rehabilitation of older housing in the community. OBJECTIVE II: Stabilize the housing mix (single-family, two-family, multiple-fami y) to provide housing opportunities for all segments of Tecumseh's present and future residents while maintaining the single-family character of the City. POLICIES: 1. Limit the conversion of single-family dwellings to multi-family use in older neighborhoods. 2. Provide areas for new housing development with a diverse housing stock for all income and age groups and with particular emphasis on single-family detached and attached (cluster) housing. 3. Special concern will need to be given to provide housing for newly forming families and for the elderly in keeping with the City's demographic profile. 4. Single-Family dwelling should be dominant housing type in the City. OBJECTIVE Ill: Preserve and maintain structures of significant historical value and their immediate environment. POLICIES: 1. Promote historic preservation through educational programs and information on historic preservation matters. Brochures which contain information on historic preservation should be developed and provided residents. 2. Continue to support the efforts of the City's Historic Preservation Commission in its preservation efforts in the older residential neighborhoods of the City. 3. The City should assist property owners, through the Historic Preservation Commission, to obtain public and private funding for use in restoration and preservation of historic structures and places. 23 �OBJECTIVE IV: Preserve the natural features of a site (topography, woodlands, wetlands and floodplains) to be developed for housing. POLICIES: 1. Promote the integration of natural features of a site as a useful part of future housing developments where such developments contain natural features through careful and imaginative site planning and site plan review. 2. Require developers of property to provide accurate location of natural features when presenting plans for review. 3. Establish a special natural features review procedure for sites containing such features. 4. Strengthen ordinances as may be necessary to assure preservation of natural features. 24 ' I. I ��COMMERCIAL AREAS Tecumseh is adequately and well served with retail facilities in two commercial areas, the Central Business Distri'Ct and the West Chicago Business Area. A broad range of convenient retail facilities and services exist in these two business centers. The CBD provides a somewhat more specialized array of goods and services which attract customers from the immediate area as well as from considerable distances away. Whereas the West Chicago complex provides many of the day to day needs for people in the immediate region. The importance of both business areas of Tecumseh should not be underestimated. Both provide unique services and functions. For this reason each area is given special attention in the planning process and separate goals and objectives for each area were developed. CENTRAL BUSINESS DISTRICT The Tecumseh CBD is a special place. It has historic significance as well as utility and it is framed on all sides by pleasant residential neighborhoods. It's preservation and enhancement as both an image element in the fabric of the City and as an important business place is paramount. To assist in establishing a long range plan for a continuing prosperous central business area a field reconnaissance of the visual assets and liabilities in and bordering the CBD was undertaken. These observations are portrayed on the accompanying graphic Central Business District - A Planning Overview. The planning overview was followed by workshop sessions involving all interested public and private groups and individuals. Among others this included the City Council, Planning Commission, Downtown Development Authority, City Administrative Personnel, Business Association, Chamber of Commerce, interested Citizens and the News Media. A primary goal for the downtown area and seven basic objectives have been defined as a result of workshop sessions and planning commission deliberation. An extensive list of policies are stated to reinforce the effectuation of the goals and objectives for the continued improvement of downtown Tecumseh. GOAL: Through business, property owner and governmental cooperation, maintain the small city character of the central business district while encouraging its improvement in order to continue to attract quality businesses with the prime concern of serving the residents of the market region and beyond. 25 �This will be done in a fashion sensitive to the existing established character of the downtown area with emphasis on enhancing and preserving the historic character of the business area and its surroundings. , Each new development or improvement will be expected to contribute to the economic vitality, service capability and attractiveness of the central business district. A need to build upon and improve the small city historic character of downtown Tecumseh is a major part of the primary goal statement relative to downtown Tecumseh. Through the efforts of the Downtown Development Authority and Planning Commission initial efforts are being made to plan for physical enhancement of the central business district. This effort is primarily oriented toward the physical improvements that need to made in a coordinated style in keeping with the historic character of the City. Every effort will be made to keep the best from the past, make the most of the present and provide the maximum future. The sketches, which are included on the following · page are suggestions for the enhancement of the CBD. An ongoing effort is continuing with the ODA in the design and selection of materials for the improvement of pedestrian areas and the encouragement of restoration of historic structures in and around the CBD. This is a major effort which will not only be of benefit to the business community, but should provide an improved environment for the enjoyment of all of Tecumseh's residents. The following objectives and policies are geared toward assisting in the realization of the major goal for the Central Business District. OBJECTIVE I. Accessibility - Improvement to the attractiveness of access streets, and route identification from all directions to the CBD should be undertaken. POLICIES: 1. From the North a. Direct and attractive access to the CBD on North Evans is provided, however, improvement of the appearance of properties at the entrance to the City (airport area) can be accomplished through provision of additional landscape planting. b. An attractive City of Tecumseh entrance sign should be erected. c. Changes in use of properties should be closely monitored on North Evans to assure compatible and attractive reuse of land and buildings that will not detract from this important entrance into the City and the downtown area. 26 �2. 3. d. Through truck traffic should be discouraged from traversing through the CBD. e. Truck routes should be signed. f. A traffic study by qualified traffic experts should be undertaken relative to all aspects of vehicle traffic into, within and through th~ Central Business District. From the South a. Access to the CBD from the south is for the most part through industrial areas of the City. The appearance of industrial areas can and should be improved through more intensive landscaping and tree planting, particularly large parking lot expanses and yard and storage areas. b. Maumee should be considered as a major access to the CBD. c. Signage that gives direction to the business district is needed. This should be provided on Russell Road at Adrian, Evans and Maumee Streets. d. Attractive entrance signs should be provided at strategic locations on the south side of the City. e. Trucks entering Tecumseh from the south should be routed to utilize both Evans and Maumee in order to reduce the impact on any one street. f. Truck routes should be signed. From the East a. The eastern entrance to the City of Tecumseh and the CBD presents an attractive entrance which should be carefully monitored to assure a continuing pleasant, well maintained image. b. Mature street trees should continue to be maintained and replaced as times and conditions warrant. The green tree canopy effect on Chicago Boulevard is an attractive feature which adds significantly to ambience of downtown. 27 �1tI™lIID§11ltfi(Q)ml. . cc.Im.cdl. cc@ir® . - - L O O A H _ _ _ ._..._ 0 @m ca IJ rrm -=:~..... 111111 ~[Mri r---"\I .i . 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Every effort should be made to find an alternate truck by-pass route. (See policy 1.1 f.) d. An attractive City of Tecumseh entrance sign should be erected. From the West a. The five block area from Evans Creek to Pearl Street provides a green canopy, large historic home setting atmosphere which is one of Tecumseh's most attractive features. The maintenance of this atmosphere is essential and provides an excellent entrance setting for the downtown area from the west. b. Efforts should be made to re-route through truck traffic from the west. (See policy 1.1 f.) c. An attractive City entrance sign should be erected. OBJECTIVE II. Traffic Circulation - Downtown streets should provide easy access and smooth traffic flow for the downtown visitor and shopper with a minimum of traffic conflict. POLICIES 1. Vehicular (See policy I. 1 f.) a. Speed limits on Chicago Boulevard should be evaluated relative to a possible speed reduction in heavy pedestrian use areas. b. Traffic signals in the CBD should favor the pedestrian. c. Turning movements and traffic direction on CBD streets need to be identified. Pavement arrows should be explored in addition to signage. d. Traffic egress from the CBD on Ottawa Street past both the library and .school needs to be monitored relative to speed and safety to pedestrians. e. Alleys should serve for parking lot access, service vehicles and should be designed to provide shopper safety. 28 �2. Pedestrian a. A comfortable, safe and inviting pedestrian atmosphere is essential to all shopping streets in the CBD and should receive the highest priority for enhancement of features that promote these aspects. b. Street pedestrian crossings should be visually identified {by brick pavers, paint, or other means). c. Signalization of cross walks should favor the pedestrian on all streets and particularly on Chicago Boulevard. d. Pedestrian safety in parking lots and at rears of stores should be evaluated relative to night lighting. e. Vehicle conflicts with pedestrian access to rear store entrances should be minimized. OBJECTIVE Ill. Parking - Every effort should be made to provide convenient, safe and attractive customer parking. Emphasis should be placed on increasing parking where a deficiency in parking exists. POLICIES 1. Employees - A continual effort should be made by business owners to discourage use of prime parking spaces by employees in the CBD 2. Customers a. Parking areas should be expanded wherever feasible with particular attention to the core area of the CBD. b. Removal of some existing structures located within parking lots should be considered to allow for additional parking and smoother traffic flow. c. Customer walking distances should be no greater than 250 feet between any store and a parking facility. d. The improvement of existing parking lots should continue to be made with particular emphasis on landscaping and screening to lessen the visual impact of expansive areas of parking and to provide an attractive appearance in keeping with CBD character. e. Parking lot lighting should be evaluated to assure a safe atmosphere for the parking lot user. 29 �f. Rear store improvement and access should be encouraged to provide convenient access to stores. g. Parking meters should be modernized. h. The City owned building in the parking lot between Pearl and Evans should be removed for parking expansion. i. Signage giving direction to parking lots should be improved. OBJECTIVE IV. Size of CBD - The CBD will need to expand to keep pace with market area growth. Future growth should be concentrated as a compact business area conducive to walk-in business and to provide for the continuation of the small town character which typifies Tecumseh's CBD. POLICIES 1. CBD Growth Areas a. The major retailing activities in the CBD should be concentrated in those blocks from Pearl Street to Maumee Street along Chicago Boulevard and with additional depth to the north and south in the core area between Pearl and Ottawa. b. Under-utilized buildings with retail user potential within the CBD should be upgraded through land and building assembly and marketed for uses that will strengthen the CBD. C. New businesses for the CBD should be sought which are in character with the historic image of Tecumseh. d. The side streets in the downtown area, particularly Evans and Ottawa have potential for additional business development that would strengthen the overall market pulling power for the CBD. e. A market analysis of the CBD and its potential retailing strengths today and for the future should be undertaken. 30 �2. 3. CBD Fringe a. The protection of abutting residential areas and the encouragement of the maintenance of residential properties adjacent to the CBD is essential to the continued high quality image of the CBD. b. The potential for utilization of dwellings to the rear of stores on Pottawatamie Street for retail specialty shops should be encouraged provided the living environment of dwellings which wish to remain can be assured through proper site planning and building utilization. c. The conversion of single family dwellings to two-family dwellings should be discouraged. Other Business Generators a. The CBD should be an activity center for various areawide events. b. Ongoing activities and new events which promote the ambience of downtown should be encouraged. OBJECTIVE V. CBD Appearance - Provide a clean, efficient and tasteful environment that will enhance the Central Business District as a place to do business and a place in which all the citizens of Tecumseh take pride. POLICIES 1. Architectural - The whole of downtown Tecumseh creates a small town character which should be preserved and nurtured through all possible means including: a. Individual existing building architecture should reflect initial building design. Store front remodelling should not reflect the latest design fad but should provide a unifying architectural theme. b. Promotion of the historic restoration of significant downtown structures should receive special emphasis. c. No single motif should be promoted; however, the style of the early tradition of the City should be respected as it relates to new construction in the CBD. 31 �2. d. Color coordination in both new construction and in remodeling is essential. e. The two-story character of downtown, particularly along Chicago Boulevard, should be preserved and encouraged for both building remodelling and new developments. f. Efforts should be made to promote the use of second floor space for activities which will lend support to downtown's primary retail function i.e.; offices and dwellings. g. Awnings which obscure building facades or obliterate the true nature of the building design should be discouraged. h. Awnings which serve as signs should be discouraged and should be carefully scrutinized under the City's sign ordinance for compliance with sign size provisions. i. Awnings when provided should be so designed as to provide a unifying effect to the downtown area. The Shopping Street a. A program for replacing pedestrian area paving should be undertaken. b. Decorative paving should be incorporated into new downtown walkways. c. A street tree planting and replacement program should be scheduled. Additional street tree planting in addition to that on Chicago Boulevard needs to be undertaken. d. Downtown pedestrian level lighting in keeping with the historic character of downtown should be considered for Chicago Boulevard and for additional downtown streets and for streets bordering the CBD for both its utility and its decorative appeal. 32 �3. e. Well designed street furniture (benches, directional kiosks, trash receptacles, planting areas, etc.) should be provided at appropriate locations throughout the downtown area. f. Street and traffic signage should be effectively located and be distinctively designed to give direction and not create excessive clutter in the downtown area. g. The use of a distinctive "Historic Tecumseh" street banner should be considered for the CBD area and major approaching streets. Any such banner should be professionally designed. h. Directional signage fqr side street businesses should be provided (possibly on sidewalk directional kiosks). Alleyways a. A continuing emphasis should be placed on the improvement of rear store facades and entrances to the rear of stores providing convenient access to parking facilities. b. Alleys at the rear of businesses should serve for both service access and as an attractive and safe pedestrian area. c. A long term program should be instituted to place all overhead utility lines underground. d. Trash receptacles should be screened from public view. OBJECTIVE VI. CBD Maintenance - It is essential fo keep a neat, orderly and safe downtown which attracts and keeps high quality businesses and maintains a comfortable retail atmosphere for the shoppers. POLICIES 1. Every merchant will maintain both front and rear of his/her business establishment on not less than a daily basis. This will include both public and private pedestrian and service areas. 33 �OBJECTIVE VII. 2. Maintenance of public access (streets, alleys and parking areas) will continue to be programmed on a regular basis. 3. The screening of trash receptacles should be undertaken whenever feasible. 4. Merchants and property owners, in partnership with the City, should assist in the control of vandalism to both public and private property. Effectuation - Every available tool for the improvement of downtown Tecumseh will be pursued. 1. The continued strong leadership and support in improving downtown by the Mayor and City Council is essential. 2. The Downtown Development Authority is a pro-active body that has maintained a positive working relationship with the City. Continued support for the Tecumseh Downtown Development Authority's improvement program is essential. 3. Efforts of the Tecumseh Planning Commission as a recommending body to the City Council in support of downtown improvement is essential. 4. Support for programs and activities which will assist in improving downtown including the following among others will be pursued: a. Programs for financing building improvements. b. Continued institution. c. Continue the use of P.A. 260 of 1984 on Downtown maintenance, promotion and operation. d. Provide information relative to historic preservation and the potential for tax credits in the restoration of historic structures in the downtown area. Community Revitalization Tax Act. 34 assistance in financing from lender �WEST CHICAGO BUSINESS AREA At present, the appearance of this business street does not promote an appropriate image for the City of Tecumseh. Traffic access to and from businesses is confused and occasionally hazardous! There is a lack of coordination of parking and access to parking between businesses. Mixed land uses, such as businesses of a heavy, almost industrial character intermingled with retail activities serving high volumes of customers, promote an unstable business atmosphere. However, the West Chicago business area provides a significant portion of the daily needs shopping facilities for the immediate region. While there is some duplication in retail activity between the CBD and West Chicago areas, a major segment of large site retail such as food stores, farm supply stores, automotive and passerby oriented facilities predominate in the West Chicago area. This is for the most part a good split of business activity as many of the businesses on West Chicago would not find adequate space within the CBD nor would activities be compatible with the pedestrian oriented nature of the CBD. The following series of goals, objectives and policies for the improvement of the important business area were the result of workshop sessions with West Chicago business and property owners and the Tecumseh Planning Commission. GOAL: Enhance the image and operation of West Chicago Boulevard as a sound business area and as an attractive entrance to the City while maintaining and improving upon the general business and service nature of this business frontage to provide for both the local resident and the transient traveler. OBJECTIVE I: Improve upon the appearance of the business street. POLICIES: 1. Encourage private action by businessmen and property owners to improve buildings and sites to promote a better image for this important entrance to the City of Tecumseh. 2. A business person and property owner improvement committee of the Chamber of Commerce should be formed to actively pursue an improvement program including: a. b. c. 3. Pursuit of low interest property improvement loans. Retention of a design professional to coordinate the architectural treatment of buildings and to review new signage. Coordination of marketing and sales activities with the Chamber of Commerce. Promote the development and redevelopment of properties to enhance the business area. 35 �4. Promote the removal of incompatible uses of property in areas zoned for business use. 5. Continue to enforce strict sign controls and require submission of sign proposals as a part of site plan review procedures. 6. Prepare an improvement plan for the street to include beautification measures such as pedestrian level lighting, identification banner signs, and provision of street and parking lot trees. 7. An attractively designed "Welcome to Tecumseh" sign should be installed at the west entrance to the City. OBJECTIVE II: Improve traffic access to and from businesses, coordinate parking lot access and improve parking lots in both appearance and utility. POLICIES: 1. Pursue the provision of marginal access connector drives between properties wherever feasible. 2. Promote joint driveway access wherever feasible between abutting parcels in order to reduce the number of access points for turning movements to and from the major traffic artery. 3. Require the provision of adequate off-street parking for all new construction and encourage the provision of adequate parking in areas where shortages now exist. 4. Require the surfacing and maintenance of all parking lots. 5. Provide curb and gutter construction wherever feasible. 6. Explore the feasibility of providing pedestrianways or sidewalks on West Chicago Boulevard. 7. Explore with the Michigan Department of Transportation the feasibility of reducing speed limits on West Chicago and the feasibility of a left turn signal and a no turn on red signal at Occidental. 36 �OBJECTIVE Ill: Coordinate development activities on West Chicago Boulevard with Tecumseh Township. POLICIES: 1. Establish a rapport with Tecumseh Township relative to planning, zoning and development activities in this business corridor in the Township. 2. Business promotion activities for the West Chicago business district should include the businesses located in the Township. 3. Coordination of zoning and planning standards that will result in a well planned business district should be pursued by both units of government. 37 ��INDUSTRIAL AREAS Industrial development in Tecumseh and the immediate surrounding area is of prime importance to the vitality of the City both as an employment base for residents and as a tax base which assists in providing for essential community services such as schools and other public facilities. The growth of industry in recent years in the Tecumseh area has been steady and substantial. GOAL: Upgrade older industrial areas and provide space for new industry in order to expand Tecumseh's employment and tax base and thereby assist in providing employment opportunities to all age levels of our work force while providing a high level of community services and facilities. OBJECTIVE I: Maintain and upgrade existing industrial districts. POLICIES: 1. Encourage the in-fill of industry on available industrial sites in the City. 2. Provide adequate industrial street access to all industries. 3. Discourage the use of residential streets for industrial traffic. 4. Continue to provide a high level of maintenance to all streets utilized by industrial users. 5. Promote a visually attractive environment in existing industrial areas. 6. Promote a high level of exterior maintenance and encourage landscaping for existing industries. 7. Provide the proper screening of industry in those areas where housing is in close proximity to industry. 8. Outdoor storage areas should be screened from public view by landscaping or, where sufficient area for landscaping is not available, by means of walls ·or screening fences. 9. Where mixed land uses exist in industrial areas, support efforts to consolidate parcels for industry. 38 �OBJECTIVE II: Continue to develop new sites for planned industrial districts. POLICIES 1. Industrial development should take place only in areas that will not be incompatible with existing or future residential development. 2. A mix of site sizes, large and small, should be available within planned industrial developments. 3. Industrial area access by means of direct thorofare connection to State trunklines (M-50 and M-52) shoula be achieved. 4. Full utility services should be provided to and within planned industrial parks. 5. Industrial park private covenants governing building and site appearance, signage and landscaping should be encouraged. OBJECTIVE Ill: Industrial promotion and the incentives to encourage industrial development should be supported within a balanced framework to assure that the service needs of the entire City are met. POLICIES: 1. Continue to support the efforts of the efforts of Lenawee Tomorrow in its efforts to attract new industry to the area. 2. Encourage Lenawee Tomorrow's effort to retain and expand existing industries in Tecumseh. 3. Encourage transportation oriented industries to locate in Tecumseh and also continue ongoing efforts to diversify Tecumseh's industrial base. 4. Make fiscal incentives to industry and to industrial areas available within the framework of a city-wide Capital Improvements Program. 5. Explore the potential for the Development of a Local Development Finance Authority (LDFA) under Act 281 of 1986 for the development of new industrial areas. 6. Promote the area - network to let people know what we have and what our potential for development is, particularly as it relates to high-tech. industry. 39 ��COMMUNI'IY FACILffiES PUBLIC FACILITIES AND SERVICES One of the many features, which in combination make Tecumseh a desirable community in which to live and work, is the high level of municipal .facilities and services. The City has an abundant source of water and operates an excellent sewage treatment facility. Public buildings are generally well located and adequate for their purpose. Police and fire services and their facilities, though in need of expansion, are well suited to the needs of Tecumseh's residents. Refuse disposal, adequate for the next decade, will present some problems for the community in the next 1O to 20 years. GOAL: Provide in the most efficient manner those public facilities and services - public safety, public works, government facilities and services - that maintain Tecumseh as a desirable community. OBJECTIVE I: Maintain public safety throughout the community. POLICIES: 1. Continue to provide superior police services by improving the existing police station at its present location in the City Hall with particular emphasis on the following : a. Provide separate facilities for male and female personnel and for detainees. b. Improve detention area. c. Provide secure armory facilities. d. Provide additional storage area including stolen property storage. e. Provide additional administrative space and office for special personnel. f. Additional parking for both public use and for police vehicles should be planned with the improvement of police building facilities. g. Consideration should be given to providing police vehicle weather protection either through garages or car ports. 40 �I-- 0 400 SCALE COMMUNITY FACILITIES PLAN 800 IN FE ET 1200 �2. Continue to adjust Police Department programs, training and policies to meet changing conditions. 3. Strive to maintain and upgrade the City's favorable fire rating. 4. Relocate the fire station from the downtown business area to a site that will still offer maximum protection to high value areas as well as serve all areas of the City without excessive distance runs. A new station should include adequate expansion space for state of the art equipment. 5. The feasibility of providing training facilities such as fire tower and other specialized equipment and facilities should be explored with the possibility of intergovernmental participation between nearby communities. 6. Provide additional storm warning sirens as may be needed to adequately protect the residents of Tecumseh. 7. Continue to adjust Fire Department programs, training and policies to meet changing conditions. OBJECTIVE II: Maintain a high level of efficient governmental administrative services. POLICIES: 1. City administrative offices and any expansion thereof should continue to occupy the present centrally located site. 2. City Hall building space will need to be expanded in order to assure a good working environment for personnel and to provide for necessary modern day services with particular emphasis on the following: a. Space for both administrative personnel and future staff such as engineering, should be provided. b. An additional conference meeting room is needed. c. Existing storage space should be improved and expanded. d. An adequate computer room will be needed to maintain and improve on efficient administrative practices. 41 �An employee's lounge shall be provided. f. Handicapped access throughout City Hall is essential. 3. Parking for City Hall needs to be expanded for both employees and visitors. 4. Expansion of facilities on the existing City Hall site should include provision of a high level of landscape improvement which will be in character with the adjacent downtown area improvements plan. OBJECTIVE Ill: A high level of sewer and water services for the City should be maintained and improved where feasible. POLICIES: 1. Water pressure should be maintained by looping water service wherever feasible. 2. Expansion of wells on existing site should be undertaken where feasible. 3. A program for acquisition of future well sites should be undertaken. 4. Provision of an additional water storage facility, either an elevated tank or ground level tank, should be constructed in the northwest quadrant of the City. 5. Sewage treatment capacity and facilities are adequate for expansion of development but should be monitored to assure continued adequacy for growth in the area. 6. Sewage lift stations should be upgraded to reflect existing and anticipated demand and up to date technology. r II . ;· e. OBJECTIVE II: Maintain public streets, parking areas and all public works and services consistent with high standards and within reasonable fiscal constraints. POLICIES: 1. An adequate public works site and buildings, well located to serve the City, exists at its present location. A long term plan for utilization of this site should be prepared. 42 �2. Explore the potential for providing additional facilities such as a paint booth and a sign shop. 3. The City should remain vigilant in its program to assure a high level of street and sidewalk maintenance and improvement. 4. New street improvements and other public facilities should be accessible to handicapped persons. 5. Refuse collection and disposal alternatives should be evaluated regularly. 6. The City should promote the conservation of energy and resources in the delivery of public services. OBJECTIVE V: Continue to provide a high level of cemetery services and maintenance at the City's cemetery. POLICIES: 1. The 13 acres of unused cemetery land provides adequate cemetery space for the foreseeable future. 2. A master development plan showing roads, burial plots and other site improvements should be prepared. r- OBJECTIVE VI: The Civic Auditorium provides a community facility which should be nurtured as a unique community asset. POLICIES: 1. Explore the utilization of site space at the auditorium as a possible recreational facility. 2. Evaluate long term building space needs and optimum utilization of the facility. 3. Continue to explore funding sources for the operation and maintenance of the facility. OBJECTIVE VII : Health services are essential to the high quality of life in Tecumseh. POLICIES: 1. The City should encourage and enhance opportunities wherever feasible for the continued growth of Herrick Memorial Health Care Center. 2. The long term needs for additional hospital site and support facilities should be based upon a master plan for the hospital. 43 �3. The City's Future Land Use plan should reflect site expansion needs for all facilities including support facilities, parking, street needs and their relationship to the abutting residential neighborhood. RECREATION As a component of this master plan, a complete recreation plan was developed. The Recreation Plan is a separate document which itself is complete and should be referred to for information specifically regarding recreation. However, to substantiate some of the land use decisions portrayed on the Master Plan of Future Land Use the Goals and Objectives and the maps of Existing and Future Recreation Sites is provided. PRIMARY GOAL: To continue to provide a wide range of recreational opportunities for existing and future Tecumseh residents of all ages. GOAL I: The provision of land for recreation in quantities sufficient to meet the existing and future recreation needs of the Tecumseh population. OBJECTIVE I: The improvement of under-developed parks. POLICIES: 1. The preparation of a plan for Shady Lane Park to improve its use. 2. The development of the Hotrum Promenade Park site as a minipark. 3. To construct a pedestrian bridge across Evans Creek to link Patterson Park to vacant recreation land west of the creek and thus provide area for a full neighborhood facility. 4. The preparation of a plan for vacant land adjacent to Douglas W. Bird Kiwanis Memorial Park. 5. The preparation of a plan for the improvement of Elliot Park to provide amenities suited toward neighborhood use. 44 �1·· CLIN,ON , CL I If ' 0 • ,._. .. T l CUM I l M -· .. -·· f (CU a,• l M Tl CUM I l M T W, T W, _J r ,lr \J\. /'" ' I ~ I~ .. , H~ * : I ] l : I I \__ I .--/ l :......·.:.~i.."",., .. ...I 'I _ffl '!I! I! IIII11111 II:::'! L= .. ~t1-I I 11I 11 I I I I I 111 I ~.21~111 ! \ I\_1 )I)) ) I I ,1,, . . . . I / .~I I I f[CUMllM ltA 111 M • , ... TW" l'i :Al~ __ J,__ - SERVICE * * ** • MINI . ____J -~~ AREA BOUNDARY PARK NEIGHBORHOOD COMMUNITY PARK ~ PARK 0 POTENTIAL PARK UNOER • O[V[LOP[O SIT[ PARK F U T LJ R E PA R K L OCAT I Q NS TECUMSEH MICHIGAN I •OO tChl •oo lfOO IOI ' l i t ,llicon • lemon a ouoc. inc. plonninQ consultonll �OBJECTIVE II: The acquisition of additional land for park use. POLICIES: GOAL II: OBJECTIVE I: 1. The acquisition of at least five acres of land in neighborhood unit A for the future development of a neighborhood park. 2. The acquisition of roughly 25 acres for the future development of a community park and the immediate development of a neighborhood facility in neighborhood unit B. 3. The acquisition of at least five acres of land for the immediate development of a neighborhood park in neighborhood unit C. 4. The acquisition of at least five acres of land for the immediate development of a neighborhood park in neighborhood unit D. 5. The acquisition of land adjacent to Mill Pond to maintain walking trails which link Satterthwaite Park and Standish Dam. 6. The acquisition of at least five acres of land for the eventual development of a neighborhood ·park to serve neighborhood unit I. 7. To ask developers to donate land for recreational use. To provide sufficient recreation facilities to meet the needs of the Tecumseh residents. To increase the public awareness of programs and facilities. OBJECTIVE II: To create new recreational facilities. 1. To purchase, improve and maintain a trail system and nature walk linking Satterthwaite Park and Standish Dam. 2. To create two regulation softball diamonds. 3. To create two additional basketball courts designed to regulation standards. · 4. To create additional soccer fields. 5. To provide additional ice skating facilities. 45 �OBJECTIVE Ill: To purchase new equipment. POLICIES: 1. 2. To provide at least eight additional picnic tables at various parks in the system . • To purchase picnic tables, grills, play equipment and a pedestrian bridge for Douglas W. Bird Kiwanis Memorial Park. 3. To purchase and replace equipment as needed to continue recreation programs. 4. To purchase equipment as needed for under-developed and undeveloped parks. 5. To investigate the development of a walking trail from Evans Creek to Standish Dam. 6. To pursue the development of an indoor recreation facility. OBJECTIVE IV: Maintain and upgrade existing facilities. POLICIES: 1. Upgrade and renovation of athletic fields/diamonds. 2. To examine the suitability and potential of the Community Center for either continuing recreational purposes or adaptive reuse. 3. Repair /rebuild the bridge surface at Standish Dam. 4. Provide additional paved parking at Cal Zorn Park Recreation Center. 5. To repair the tennis courts at Tecumseh Park. 6. Provide park signs for all City parks. 7. To continue existing cooperative arrangement organizations and pursue additional joint ventures. 46 between �SCHOOLS The Tecumseh School District encompasses an area much broader than the City of Tecumseh itself. Still, the majority of the services and the greatest population concentration is within the City. The City of Tecumseh is the heart of the School District. From a planning standpoint it is important to grasp the relevant trends within the District to understand the implications for future land use needs. Past Trends Within the past five years the school district has reduced the amount of vacant land that it has held in reserve within the City. This is largely in response to the past trend of a relatively stable population base within the City. Furthermore, there is a national trend toward fewer children per household. Thus, even with a growing number of households, large increases in the number of students would not be expected in the immediate future. The table on the following page summarizes enrollment trends from 1980 to 1987 and illustrates a general decline in total enrollment. The amount of land within the City that was held by the School District has fluctuated over the years. The largest decrease in school owned land was due to the trading of about 120 acres located on the south side of M-50 that is now the location of the Lenawee Stamping Plant. As a component of the swap, land adjacent to Tecumseh Acres Elementary was obtained. Another large parcel, about 20 acres in area, was sold that was located at the south side of Conklin Road. Also, a smaller parcel that was adjacent to Patterson Elementary is now owned by the City for cemetery use. Existing School Sites Within the City of Tecumseh, there are three public elementary schools; Herrick Park Elementary, Patterson Elementary and Tecumseh Acres Elementary. A junior high school, and a senior high school are also located within the City. In addition to the school sites, the District owns the public library. There is one private school within the City. Future Needs According to the School District, the existing elementary sites have sufficient land to meet their immediate and projected needs. However, the junior and senior high schools will need room to expand. The high school is situated with Evans Creek running along its north and west property lines and Maumee street is located directly east. The only direction for the high school to expand is south. Currently, there are homes located in this area, some of which have historic architectural characteristics. Movement of these homes to another suitable location could be one means of obtaining land for the school while preserving the historic assets of the community. 48 l ---=- - -- �~ TABLE 9 SCHOOL ENROLLMENT TRENDS I 270 230 249 252 202 210 278 271 288 282 313 15.9% 280 248 220 231 236 205 212 217 209 240 232 - 17.1% 2 244 256 237 211 228 220 203 215 223 213 230 - 5.7% 3 240 232 253 236 205 227 221 203 206 220 229 - 4.6% 4 297 232 233 238 232 199 218 213 205 214 226 - 23.9% 289 298 231 228 245 238 193 223 216 215 230 -22.8% Kindergarten I I 5 6 I 259 277 286 220 238 253 240 197 225 226 226 - 12.7% Total Elem. Students I 1,879 1,773 1,709 1,616 1,586 1,552 1,565 1,539 1,572 1,690 1,686 - 10.3% 7 I 242 251 275 279 226 238 242 239 213 213 229 - 5.4% 8 252 239 252 272 285 233 245 241 232 245 248 - 1.6% Total Jr. High Students 494 490 527 551 511 471 487 480 445 458 477 - 3.4% 9 255 260 247 243 271 293 238 271 264 245 252 - 1.2% 10 I 275 255 244 235 247 276 292 241 245 245 234 - 14.9% 11 I 271 256 224 220 220 240 263 282 216 221 236 - 12.9% 233 228 229 206 211 216 235 234 250 201 228 0.4% Total Sr. High Students 1,034 999 944 904 949 1,025 1,028 1,028 975 912 950 Total Students In the District 3,407 3,262 3,180 3,071 3,046 3,048 3,080 3,047 3,052 3,079 3,113 12 I 8.1% - 8.6% Note: Kindergarten, 1987 Includes both Readiness and regular kindergarten students. Only full-time , non-special education students were included in this table. Source : Tecumseh Public School District. 49 ��TRANSPORTATION Tecumseh lies near the cross roads of two major state trunkline routes, M-50 which bisects the community in an east-west direction and M-52 a north-south trunkline some 2 miles west of the City. The U.S. 23 Freeway is 14 miles east of the City connecting with M-50. This freeway connects with Toledo a short distance to the south and with Ann Arbor, 20 miles to the north. Detroit and Metropolitan Airport are easily accessible within less than one hour driving time from Tecumseh. Close proximity to Ann Arbor, Toledo and Detroit has made Tecumseh a prime location not only for industrial and commercial development but also as a unique, desirable and upscale small town residential community. The areas of Tecumseh that are planned for additional growth, particularly new industrial and housing areas, will need adequate collector streets to channel heavy traffic loads to major arteries without disrupting the living patterns of residents. As well as auto and truck access, alternate modes of transit may also be needed as growth of the area continues and to provide mobility to all age groups, particularly the elderly. Regional roads that serve major industrial types of land uses outside the City will need to be upgraded to adequately serve heavy industrial traffic and to provide traffic access on thorofares that do not unduly disrupt established business and residential areas of the City. A map depicting the relation between the regional road network and Tecumseh is included on the following page. A thorofare plan for the City is also included and follows the Goals and Objectives· portion of this section. GOAL: Provide an arterial street system that will adequately separate traffic with a destination outside Tecumseh from local oriented trips and service major land use trip generators such as industrial areas, business districts and residential neighborhoods. The arterial street system should be supplemented by a local street system to enhance safe and quiet residential neighborhoods. OBJECTIVE I: Strengthen the regional highway network in order to serve the region around Tecumseh with adequate traffic movement to, from and around the City. 50 �~<'c;. I-------------- "'.r~ STAIB I I '<- ~1,~ I I N ,n ALLEN I I I :I .,, I !1 ;I . ;1 I I I I I ...a:: I I ► ..,.., :Ii I ID I TECUMSEH •,•,•· ......t r··•=:;•;:;•··· RUSSELL :-:-:-:-:-:-:-:-:-:-:- ·=·=== I I I I I I I .., ~ ...z 0 N ,n u u :Ii' 0 STATE TRUNKLINE REGIONAL CONNECTOR ----- I I I I ::11 ... gl a::1 I I I 0 1/2 MILE LINKAGE ROAD REGIONAL ROAD NETWORK �POLICIES: 1. Major regional highways that serve Tecumseh should include: M50, M-52, Tecumseh-Clinton Road, Raisin Center Road, Occidental, Rogers Highway, Billmeyer, Allen and Russell Roads. 2. • Four regional roads that will provide important connections to major arteries should be maintained at a high level of service. These are: Matthews Road, Staib Road, Macon Road and Roger Highway. 3. Upgrade Russell Road west of Occidental to M-52 to serve as a major east-west connector to serve the industrial areas of the City. 4. Upgrade Billmeyer Highway and Allen Road to provide a north- south connector from M-50 north to Allen Road and Allen Road west to Tecumseh/Clinton Road. This will enhance access for industrial traffic having need for north-south traffic movement in the Tecumseh area. OBJECTIVE II: Strengthen the ability of local arterial streets to serve their primary function: allowing a smooth flow of high traffic volumes within, around and through the City, providing for traffic safety, and facilitating the beautification of such streets. POLICIES: 1. Local arterial streets should include the following: Occidental, Evans, Maumee, Rogers, Macon, Chicago and Russell. 2. On arterial streets with business frontages, limit turning movements and strive for combined entrance and exit points between abutting businesses in order to reduce traffic conflicts and bottlenecks. 3. Provide left-turn lanes on all arterial streets, wherever feasible. 4. Enforce land use policies on arterial streets that abut residential areas to discourage the development of high volume traffic generators such as business or office developments. 5. In areas where new arterial streets are proposed, undertake a program for development of such streets. 6. Encourage the development of landscaping buffers or transition areas on arterial streets that abut residential areas to provide noise and visual barriers as may be appropriate. 51 �7. Encourage the beautification of all arterial street entrances to the City. 8. Provide sidewalks on both sides of all arterial streets. OBJECTIVE Ill: Provide a network of collector streets within residential neighborhoods, industrial areas and growth areas adjacent to the City to allow for convenient traffic movement to arterial streets while preserving the residential character of neighborhoods. POLICIES: 1. Collector Streets in Tecumseh should include the following : Burt, Brown, North Union, South Union to Patterson and Patterson from S. Union to Maumee. 2. Encourage traffic that originates or terminates in Tecumseh to utilize collector streets wherever possible. 3. Place a high priority on the improvement and maintenance of collector streets. 4. Develop new collector streets in areas in which new economic development activity is imminent: 5. Sidewalks should be provided on both sides of all collector streets. OBJECTIVE IV: Maintain the residential character and safety of neighborhoods while improving local street conditions and providing a high level of street maintenance. POLICIES: 1. Provide curbs and gutters on all local streets. 2. Improve local street pavement where nonexistent or where warranting replacement. 3. Encourage off•street parking in residential areas in order to provide for safe traffic movement. 4. Provide sidewalks on at least one side of each street where gaps exist in the sidewalk network. 5. Continue the on.going program to upgrade sidewalks where deterioration is evident. 6. Undertake a tree planting program for all streets. 52 �OBJECTIVE V: Enhance the mobility of residents who, by choice or necessity, are dependent on other than private automobile transportation. POLICIES: 1. Consider the development of an internal transit system for persons not adequately served by existing transportation, particularly the elderly and the handicapped. 2. Encourage the use of manually powered transportation (bicycles and walking). 53 �I C LIN T ON I" , w, C ~ I Ill T O " .. \ .. '' .. ~ 1_·· : ' T ll Cu II ti I It - -- (' 9 I I .. ,.~ ... ,.. _J MAJOR THOROFARE ••••••••• SECONDARY THOROFARE THOROFARE MICHIGAN P L AN TECUMSEH I .,, . , "'"'' AUUtlT IUO vlllcon · lemon a ouoc. Inc. plonninQ conaullonta ��HISTORIC PRESERVATION The City of Tecumseh is, blessed with a wealth of historic architecture resources which are key elements in the City's visual character and unique identity. The basic purpose of including Historic Preservation in the Master Plan is to bring significant historic architecture and other cultural resources into the City's planning process so that they are recognized in the decision making processes that may affect their future. The City's culturally significant historical and architectural resources are irreplaceable. They continue to provide information about the past which can be useful in the future. They combine with the rich natural environment to provide a distinct sense of place. Without maintaining this sense of place, the City would lose its unique identity. Historical architecture and other cultural resources allow us to recall the contributions of early settlers and past residents, who through hard work and determination, have helped to make the City the attractive living environment which it is today. Field analysis and previous studies have shown that there are significant examples of the following architectural styles: Greek Revival, Italianate, Early Victorian Vernacular, Gothic Revival, Late Victorian, Queen Anne, French Second Empire, Dutch Colonial Revival, Bungalow, Grand Bungalow, Collegiate Gothic, Early Twentieth Century Vernacular and others. Also, there are some fine examples of carriage houses, barns and other outbuildings from throughout the nineteenth and early twentieth century. Careful consideration should be given to all culturally significant historical and architectural resources whenever ownership development or maintenance threaten their future. The federal role in historic preservation expanded with the passage of the National Historic Preservation Act in 1966. The Act established a review process to protect historic buildings threatened by federally funded projects. Under Section 106 of the Act, the head of any federal agency must take into account the effect of the project on a site included in or eligible for inclusion in the National Register before approving the use of federal funds. A corresponding provision, Section 110(f) of the Act, requires federal agencies to undertake planning and actions necessary to minimize harm to that landmark and afford the Advisory Council on Historic Preservation a reasonable opportunity to comment on the undertaking prior to approving the project. The Advisory Council on Historic Preservation is an independent federal agency within the Executive Branch which advises the President on historic preservation policy and comments on federal and federally assisted projects which affect historic properties. The National Environmental Policy Act (NEPA) of 1969 also protects historic resources. Section 102(2)(c) of NEPA requires the filing of an Environmental Impact Statement (EIS) for "major federal actions" which affect the human environment. "Environment" was defined to include natural and cultural resources and Section 101 (b)(4) noted the need to" ... preserve important historic, cultural and natural aspects of our natural heritage." 54 �Section 4(f) of the Transportation Act of 1966, prohibits federal agencies within the Department of Transportation from approving any project requiring the use of an historic site unless: • 1. There is no feasible and prudent alternative to the use of such land; and 2. Such program includes all possible planning to minimize harm to such ... historic sites resulting from use. Executive Order 11593 issued on May 13, 1971, directs all federal agencies to protect and enhance the cultural environment. Agencies must inventory all historic and archaeological properties under their jurisdiction or control, nominate potential properties to the National Register, and exercise caution to ensure that historic properties are not altered or destroyed in the interim. During environmental review of federally funded, licensed, or assisted project, agencies must ask the Secretary of the Interior if any property including the environmental impact area is eligible for the National Register. The Historic Preservation Section of the Michigan Bureau of History was established in the Michigan Department of State in 1966 to carry out the national preservation program, as required by the National Historic Preservation Act. One of the major responsibilities of the Historic Preservation Section is to carry out Section 106 review of all federally funded projects in the state which affect properties listed or eligible for listing on the National Register. The Bureau also administers federal historic preservation grants. The historic preservation fund provides federal grants for historical surveys, nominations to the National Register, planning, public education, project plans and specifications and archaeological projects. Educating the public about federal and state historic preservation programs and assisting local governments with developing local historic preservation programs are other responsibilities of the State. The Bureau also directs and conducts a statewide survey of historic properties and maintains an inventory of these properties. Through. the survey program, the state coordinator provides technical assistance to communities that wish to perform a local survey. This inventory of historic properties is the first step towards enacting an historic preservation program. Michigan register, the State Register of Historic Sites, was established under PA 10 of 1955, MCL 399.151. Applications for the State Register and Marker programs are reviewed by the Michi,gan Historical Commission - a lay body appointed by the Governor. These programs are honorary, placing no restrictions on property owners, and 55 �designation offers no tangible benefits. The Act does provide for state grants to preserve and restore certain State Register properties, but no money has been allocated for this purpose since 1980. The National Historic Preservation Act also requires each state to prepare and implement a comprehensive statewide historic preservation plan. Michigan's historic preservation plan was first prepared in 1975 and updated in 1985. It is currently being revised to reflect new directions in historic preservation policy. The preservation, restoration, rehabilitation or adaptive reuse of every historical architecture example in the City of Tecumseh is not realistic. There are hundreds of structures more than 50 years of age. That is why only those buildings which possess integrity and a high degree of originality, with little or no major alterations, are those which we speak to. The significant examples of historic architecture in Tecumseh are those which are eligible for State and National Register listing as individual Historic Structures or as contributing elements to Historic Districts. The City of Tecumseh, through the efforts of the Historic Preservation Commission, has adopted a local historic district ordinance and has designated individual historic landmarks and districts. A map which illustrates the boundaries of the district and points out individual landmarks is included on the following page. Each year the Tecumseh Area Historical Society conducts the annual historic home tour known as "Promenade the Past." In conjunction with the homes tour the Historical Society selects and totally restores a historical home each year with the help from a wide variety of community groups and individuals. In that manner, the awareness of historic preservation and its importance to the overall character of the community is being demonstrated to the public. Historic sites and buildings are irreplaceable resources that serve to physically show the evolution of the City's early development. They are more important as key elements of the City's visual identity and unique character. While many represent specific architectural styles and historical periods, they each have their own distinct character variations and setting. Their continued use and maintenance will play a major role in protecting the atmosphere that has given the City its identity. These values, if not properly protected or planned for, can be seriously eroded as development patterns change. Local coordination and cooperation between preservation advocates, citizens and city government can successfully preserve these valuable resources for future generations of Tecumseh residents. 56 �- CURRENT HISTORIC DISTRICT [!] LANDMARKS o H IS TOR IC AL D IS TR I CT S a L AN D MARKS TECUMSEH MICHIGAN I •oo H• L l •oo !ZOO I N r[(T u.-TtWl(ft lttO ;ii'~cnoii~~emon c~noss~na~",\ �., TABLE 10 HISTORIC LANDMARKS (As of March, 1988) • 301 N. Union Street E.C. Coryell House Wesley & Theresa Powers 401 W. Chicago Blvd. Anderson-Beardsley House James & Mary Perry 511 W. Chicago Blvd. S.W. Anderson House Eric & Judith Douville 508 W. Chicago Blvd. Adolph Heesen House Gail and Judith Shinall 212 E. Kilbuck Street George Kempf House Randolph & D.L. Regal 216 N. VanBuren Street George Ketchum House William & Cheryl English 108 W. Pottawatamie William Hayden House Lynelle Cook 217 N. Evans Street Eccles House Paul & Eleanor Johnson 509 E. Logan Street G.P. Sparks/Carson Small Farms George & Suzanne Harvey 302 E. Chicago Blvd. Old Stone Church City of TecumsehjT.A.H.S. 703 E. Chicago Blvd. Hayden-Ford Mill City of Tecumseh 102 W. Chicago Blvd. Bidwell Block Peter & Mary Barhydt 301 N. Union Street J.S. Hendryx House Brian & Linda Bird 311 W. Logan Street E.B. Wood House (first) Glenna & Bill Stroud 416 W. Chicago Blvd. John H. Osborne House James & Janis Schuster 515 W. Kilbuck Street Wilson McClure House James & Sandra Curth 405 N. Union Street John McConnell Farm Harold & Julie Rhora 116 W. Chicago Blvd. Union Block James & Barbara McCann 409-411 E.Logan Street Musgrove Evans House Robert Langmeyer 213 E. Shawnee Street Albert Anderson House Alan & Mary Chriscinske 115 W. Shawnee Street Samuel Temple House Roy Banks 21 O S. Oneida Joseph E. Hall House Magdalena Saling 904 W. Chicago Blvd. Bacon-Cairns House Gary & Judy Hicks Source: Historic District Study Committee, June 1988. 57 ��FUTURE LAND USE PLAN The Master Plan document represents a compilation of textual and graphic information, • both of which play an important role in the formulation of land use policy. The preceding sections of this Plan have established goals and objectives for various components of the Plan. These goals and objectives are the direct result of much discussion and study. The Future Land Use Plan which is included on the following page is a composite of the previous sections. Although it attempts to encompass all of the ideals offered from the written text, its graphic nature makes it impossible to do so completely. Thus, it should be clearly understood that the Future Land Use Plan must be accompanied by its supporting text to be of full value. The Plan is based on information gathered at the present time given the existing circumstances. If the circumstances which shaped this Plan change in the future, the Plan may need to change as well. It is not a rigid document. It should be allowed to change to adjust to new trends and information and to allow for alternatives which may be desirable. The Zoning Ordinance and Subdivision Regulations are the primary tools through which the Plan can be implemented. As development and redevelopment continues, these land use tools will help to provide compatible land use relationships between uses and motivate quality site design. It is therefore the responsibility of the Planning Commission to carefully review proposed developments to assure that they meet the requirements of the Zoning Ordinance and Subdivision Regulations. Capital Improvements Programming can also be very useful in implementing the Master Plan. In this instance, particular attention should be focused on specific goals, objectives, and actions in the Plan. The Plan must be reviewed to determine a priority for various items. The priority in which the actions will be realized is a product of need and budget constraints. Beyond direct monetary input, there are other mechanisms through which the Plan can be implemented. There are many local groups that are actively involved in the improvement of the community and their past performance confirms their value. Donations, from developers and other private interests have also proven invaluable. Lastly, the involvement in State and Federal programs should be pursued where applicable. The Future Land Use Plan and the Master Plan document, as a whole, will prove a useful tool in guiding land use decisions in the future. It helps to provide direction to the City and to the public for land use issues. 58 �MASTER PLAN OF FUTURE LAND USE CITY OF TECUMSEH --- LEGEND Single-Family Residential PRUD\Cluster Residential Multiple-Family Residential Office General Business Central Business District Recreation\Open Space School E - Elementary J - Junior High -- ~ S - Senior High Public Industrial Commercial Industrial For specific details regarding flood plain boundaries, community facility locations and planned thoroughfares, see other maps within th is document. ~ thal puraan1 lo t h e ~ d Ad 285 d the Mic:hlgan Pubic Add 1931, a --.ded, the C11y d T ~ Plannlngeor,,mloolon.t,a,;fngdutfheld apubOc '-mg onlhe Maolllf Plan aFuwreLw,d u.., doNhefeby cfflc:lally lldopt 111d Matt« Plan d Future lN1d UM. We -ury that the ronQOing ,-olul1on , _ duly adopt-.! Ill a mNllng d heidonfha 12. ;;.,-dayd~- f/41,,:) /11, /j_tl:!.,i1J,) rman ~ Clly cl T..,..,,_, Planning Com-, <Jc~ Ar m,J,,it,,;J., Secnta,y VILICAN-LEMAN & ASSOCIATES , INC. COMMUNITY PLANNING CONSULTANTS AND LANDSCAPE ARCHITECTS � 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 Tecumseh_Master-Plan_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 1990-09 Title A name given to the resource City of Tecumseh Master Plan Description An account of the resource The City of Tecumseh Master Plan was prepared by Vilican-Leman & Associates, Inc. in September 1990. Subject The topic of the resource Master plan reports Tecumseh (Mich.) Lenawee 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/27abf49a8bf5a2189ce6421afb7e4de8.pdf f24bb2f07b7cf95fdf10b59f69e8034d PDF Text Text TOWHSHI~ GRAND BAY Q .. zC \ ' - •·- li" •'1«! !:20 SUTTONS -~_J BAY WEST ARM GRAND .. z i .~ TRAVERSE BAY �if' ,. ,,ff .30 /I - ~ GRAND 26 TRAVERSE BAY . z .g !I: :a: (!" -~·'"'!) i I I I I I I I I· I I I I I I I I I I LEELANAU 31 I I J I. I I I ----- 1 . I~~~" . ~. _ _ L~._-~ iw r~,wKOl<~:l.dd(~I : ,. ~ l'o,-l't♦ 1 ~,. !,ILL I __I__\~~._____. ■INGHAM ::.-:'.'\ ------------ TOWNSHIP' ,,,,,. t I LEELANAU COUNTY LEGEND ------~ MAP SYMBOLS• .,_ _____ ·-·-- - VILLAGE OF SUTTONS BAY CORPORATION UMIT PUBLIC ROAD -·- -------------------------- PRIVATE ROAD OVERLAY MAP: SPECIAL USE; CHURCHES AND DAY CARE CENTERS ZONING DISTRICTS FIESIDENTIAL (R) AGRICULTURE (A) .I. . ___L, COMMERCIAL (C) INDUSTRIAL (I) ALL TRUST LANDS ARE NOT SHOWN. TRUST LANDS ARE EXEMPT FROM LOCAL ZONING. WASTE MANAGEMENT (W) TL minute USGS t0f>09raphfc maps, GIiie P'-r, Mapi.ton, Omen• and Suttons· Bay ~nglH; colol::..lnfr■red aerial photography; th<t Certified County Road System All ■- of LHl ■nau county ■nd Inform• lion p,-ovlded by the LHlanau County Planning CommlMlon. Tlwt pareels on this map ntpl'9Mnt thoff un.t.r JMtpMate t■x deecriptlons, plstted ■ubdlvllllona, ■- of March 1, 1917. DESIGNATION FOR .OVERLAY ZONES _ FEDERAL TRUST LANDS (TL) SoYrc• metenM for tM p,-ep«•llon of thl• map Include: th<t Suttons. Bay Townehlp Ncilon of the LHl•nau county T ■x Map11; 15 minute USGS t0f)09f'sphic maps, Northport and Tr■verwe City ~adf'~; 7.5 Of lot patterns In . - / The baN for this map was prepared by Grace E. Dl<:klnson and Timothy. Doi.ti ■nty, Director, LHl ■nau County Planning O.partment, Leland, Michigan. Zoning detllgnatlons on thla map were dratted by Robert 0. Chamberland, Chairman, Sutton• Bay Township Zoning Board. J. The official Suttons Bay Townehlp Zoning M4lf) Is on ftle with th<t Sutton• Bay Township Clerk. Although ev.ry effort ha• been made to assure the accuracy and compi.te111tu of this map, prints may not be current or itecurate due to sul>Mquent ch•~• or reduced map ac ■i•. Contitet th<t Township Zoning Administrator or Township Clerk before taking any action based on this map. Note that the road• shown ■re not neceuarlly open to trafl'lc. LEELANAU COUNTY MICHIGAN 0 ~ d .5001'1'1. ,l:m.. ~ lpmi ,.cx,,,.,.. � 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 Suttons-Bay-Twp_Zoning-Map_1994 Creator An entity primarily responsible for making the resource Leelanau County Planning Department, Leelanau County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1994-09-14 Title A name given to the resource Suttons Bay Township Zoning Map Description An account of the resource The Suttons Bay Township Zoning Map was prepared by the Leelanau County Planning Department and was certified on September 14, 1994. Subject The topic of the resource Zoning--Michigan Zoning--Maps Suttons Bay Township (Mich.) Leelanau County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/d1b8ea2e351834f48e33fca8a8353f26.pdf 85173b75151ba36fe1e867dc2945bfc3 PDF Text Text S~OCK3~~JGE TCW\SHI? I ng:1c.::1 Coun: ·.1 !'12.ch:.ga:1 , •· prepared fo:::: Planni:19 Commission Stockbridge Township prepared by: Ro bert 8. Hotaling, PCP#2 Planning Consultant Re v ised: Feb::-uary 19:1 0 �1989 AMENDMENTS to the MASTER PLAN BACKGROUND INFORMATION Fifteen years ago the Stockbridge Township Planning Commission prepared and adopted the 1975 Master Plan for the Township. A 1985 review of this Plan and the Zoning Ordinance in effect were reviewed and it was determined both needed updating. The amendments contained in this report update the Master Plan and form the basis for updating both the Zoning Ordinance Text and Zoning District Map. This amending report contains the following updated information: Page No. Social Characteristics Population Trends Population Projections Age Composition Table No. 2 - Age Composition Households Social Characteristics Education Labor Characteristics Occupations Income Table No. 3 Industry: Employed Table No. 4 Occupational Category 5 & 10 6 7 9 9 & 8 & 10 & 10 13 10 13 12 12 14 11 11 Natural Resource Base General Characteristics of Soils Agriculture Woodland Resource Development Wetlands Residential and Other Development Table No. l -Potential Areas of Conflict over Land Uses Based on Soil Characteristics Map No. l - Major Soil Associations found in Stockbridge Township P. A. 116 Acreage 1975-1985 15 15 17 17 18 18 20 16 Traffic Volume Trends in the Stockbridge Township Area 1958-1985 Surrounding Major Urban Areas 30 29 Planning Standards for Roads and Highways 36 19 �1975 MASTER PLAN TABLE OF CONTENTS PREFACE . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 INTRODUCTION . . . . . . . . . . . . . . . . . • . . . • . . . . . . . . . . . . . Policy Planning Figure 1 - Profile of the Planning Process 2 2 4 BACKGROUND . . . . • . • . . . • . . . . . • . . . . . . . . . . . . . . . . . . • . 5 Population Growth & Housing Trends Population Projection Chart Land Use Patterns Transportation Figure 2 - Existing Land Use Environmental Considerations Figure 3 - Traffic Figure 4 - Open Water Figure 5 - Wetlands Figure 6 - Vegetation Figure 7 - Open Water, Wetlands, Vegetation Figure 8 -Topography Figure 9 - Land Capability POLICIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Land use Environment PLANNING STANDARDS Guidelines for Growth Environment Streets & Highways Land Use: Residential Schools Commercial Industrial Parks 5 7 27 29 28 20 31 24 23 22 25 21 26 32 32 33 35 35 35 35 35 37 38 38 38 MASTER PLAN. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43 IMPLEMENTATION . • . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $$ �Page No. Development Standards for Land Use Categories 39 Rural Land Uses Agricultural Land Uses Resource Conservation & Development Land Uses 39 39 39 Urban Land Uses 40 Urban Residential Land Uses Community Service Commercial Land Uses Light Industrial Land Uses Zoning Memorandum: Critique of the Stockbridge Township Zoning Ordinance 40 41 42 46-55 �PREFACE Stockbridge Township is located in the southeastern corner of Ingham County, Michigan, and surrounds the Village of Stockbridg~. The Village, located at the intersection of Highways M-52 and M-106, had a population of 1,190 in 1970, and 1,213 in 1980, less than that of the Township which was 1,336 in 1970 and 2,840 in 1980. Stockbridge Township is located almost In the center of a triangle formed by Ann Aber, Jackson and Lansing between the two major east-west Interstate highway~ which traverse the state, 1-9~ and 1-96. those working in the Townsh i p is agriculture. The major occupation of However, many residents commute to Chelsea, Jackson, Lansing and Ann Arbor to work In blue collar skilled trades, and professional jobs. Farming in the Township is very productive. and muck is found throughout the area. A great deal of black dirt Onions and mint have been good crops, and recently the growing of lettuce has become more popular. Sod farming has probably become the dominant soil crop ln the past four years. However, In addition to these crops, there are significant amounts of corn and beans, as well as dairy farming. Al 1 but a smal 1 portion of the Township 1 ies within the Stockbridge School t M l �INTRODUCTION The mast e r planning process is the main way for citizens to guide the growth of their community. Planning is an investment in the future, and with up-to-date zoning, it is insuraance against problems created by haphazard growth. Unguided urban invasion of a rural township wastes tax dollars, farm land, and water. It results in land use conflicts such as those arising when businesses and residences are established next to each other. Often, it impairs farming. This in turn impairs local businesses that serve farmers. Planning for a township, like planning for an individual or family, i? nothing more than wise use of foresight. Experienced planners foresee future problems, needs and objectives, and chart their courses years in advance. The planning process moves through four basic steps. The first step is to collect background information or facts concerning present township resources and characteristics. Often in con- junction with this step, or as the second step, development policies are determined. These policies set the style and direction for step three, the Plan. The final step in the plan - ning process is to implement the Plan. There is no point in conducting planning if no effort is made to implement the plans. The chart which follows illustrates the steps of the planning process. POLICY PLANNING Policy statements have come into widespread use as decision-making tools in government as well as private industry. The policy planning process is based upon the assumption that some kind of community-wide concensus of planning goals and development policies must be arrived at before realistic plans for future growth can be prepared. It further assumes that once growth goals have been agreed upon, a master plan for future growth will be more readily used by community leaders because it reflects previously accepted policies and goals. 2 �Policy plans can also serve as new instruments which guide the evolution of a particular community by brining the social, . physical, economic and political considerations into more . meaningful focus. In addition to their function in Master Planning, policies have many other practical advantages as deicision-making guides. Some advantages of complete policy statements are: I. Aid to Public Understanding and Participation: The straight-forward character of the pol icy statement aids public understanding of the planning process and how goals for the cornnunity are to be achieved. 2. Consistency: Clearly stated policies covering all concerns of compre- hensive planning can do much to minimize the possibility of arbitrary planning decision-making. 3. Efficiency: When a growing community is frequently confronted with problems of a recurrent nature, clearly stated policies may reduce the amount of time spent on an individual project without lowering the quality of planning recommendations. 4. Coordination: The Pol icy Plan creates a single framework within which all aspects of government may act in concert on development proposals. S. Stability: A Pol icy Plan is general by nature and thus provides an element of stability as specific proposals of the master plan are rrodlfied over time. 6. Guide to Decision-Making and Review: The Pol icy Plan is helpful as a guide in adopting land use controls, and to the courts In judging the fairness of specific controls in the context of an overal I goal structure for community development. 3 �PROFILE OF PLANNING PROCESS BASIC STUDIES • I• BACKGROUND STUDIES A GENERAL REVIEW OF LOCAL SITUATION-PROBLEMS, NEEDS, POTENTIAL, HIS TOR· ICAL PERSPfCTIVE,ETC. • DATA INVENTORY 1 2 3 4 POPULATION STUDY ECONOMIC BASE STUDY LAND USE STUDY TRANSPORTATION STUDY ·5 OPEN SPACE, RECREAT•ON, CONSERVATION STUDY 8 GOV'T'L I COMMUNITY FACILITIES STUDY t • GOALS 1 2 3 4 5 POLICIES OBJECTIVES ASSUMPTIONS PRINCIPLES STANDARDS IMPLEMENT PHYSICAL PLAN POLICY PLAN t • DESIGN 1 GENERATE ALTERNATIVE SOLUTIONS OR PLANS 2 EVALUATE ALTERNATIVES 3 SELECT IDEAL t • IMPLEMENTATION 1 ESTABLISH PRIORITIES 2 FINANCING 3 TIMING • ADMINISTRATION 1 PUT PLANS INTO EFFECl 2 RE-EVALUATE, SUGGEST REVISIONS • ANALYSIS-SYNTHESIS 1 DATA EVALUATION 2 SPACE NEEDS 3 FORECASTING PLANNING CONSUL TANT SERVICES INCORPORATED 520 CHERRY STREET LANSING MICHIGAN 489JJ �SOCIAL CHARACTERISTICS BACKGROUND A wide variety of background information has been collected and analyzed which relates to Stockbridge Township. This includa.s data on population growth, general demographic characteristics, housing characteristics, and natural resource or environmental conditions. • POPULATION GROWTH AND HOUSING TRENDS The population of Stockbridge Township increased by onlv 2.7 percent from 1960-1970, a growth rate less than any of the surrounding townships except White Oak on the north. The same holds true _if growth figures for the Village of Stockbridge are combined with those of the township. In such case growth occurred at about 4 percent from 1960-1970. Over the same period Ingham County grew 23.5 percent. Stockbridge Township growth contrasts with that of adjacent.townships as shown in the following Table. Between 1970 and 1980 Stockbridge Township and all other townships in the area accelerated their growth over the 1960-1970 decade. 1975 TABLE 1 STOCKBRIDGE AREA GROWTH 1960-1970 1960-70 % Change 1970-80 % Change 23.5% 2.7 8.5 13.9 11. 6 -12.5 5.5% 15.4 1. 9 22.5 31. 8 25.3 Jackson County Waterloo Township 8.5% 9.2 5.7% 36.7 Livingston County Iosco Township Unadilla Township 54.2% 15.9 47.5 70.1% 75.8 Washtenaw County Lyndon Township 35.8% 32.4 13.1% 49.8 Ingham County Stockbridge Township Village of Stockbridge Bunker hill Township Ingham Township White Oak Township All indications are that growth is coming to Stockbridge Township from the east, from Detroit and Ann Arbor most likely. Since road access to Stockbridge Township from the east is not as efficient as it is to many communities lying along I-94 or I-96, this may be one reason for the less than dramatic growth. However, this past trend appears to be making a significant shift in the 1970's based upon recent construction activity. However, between 1970 and 1980 there was a significant increase in population growth from the Lansing-East Lansing area to the northwest as indicated by the traffic pattern changes. s �Assuming a growth rate of 5% per year, Stockbridge Township must begin to plan for the Introduction of 215 new households between 1970 and 1980. Year Births • 1970 1971 1972 25 43 44 ,915' TABLE 4 NATURAL INCREASE OF POPULATION Deaths Change/1000/Poeul. Net Chan9e 4 +21 +15.7 +34 +25. 1 9 4 +40 +28.9 % Change +1 .2% +2.5% +2.9% (Average 2.2%) 5 ANNUAL MIGRATION RATE INTO STOCKBRIDGE TOWNSHIP Determined by calculating growth based upon building permits and subtracting natural increase. 4.46% 1970 1971 0.89% 1972 0.99% 4.46% 1973 (Average 2.7%) TABLE I 51 , 868,000 Un i ted States 6,407,000 Mich igan 172,941 Ingham County 1,044 Stockbr idge Township 1,098 Stockbridge Village 19 15' TABLE 6 POPULATION TRENDS 1960 1970 179,975,000 203,805,000 7,834,000 8,901,000 2 1 1, 290 26 1 , 039 1,363 1,336 1,097 1, 190 1950-70 % Change +34.2% +38.9% +51.0% +28.0% + 8.4% -- 1980 220,099,000 9,207,000 270,520 2,840 1,213 Population Trends in Stockbrid9e ToMn9hip 1960 Stockbrid9e InC3ha■ 1970 'l Change 1980 " Change 2,460 2,526 2.7 2,914 15.5 211,296 261,039 23.7 275,520 5.5 8,875,083 13.4 9,262,078 4.4 County l1ichi9an ~ Pogulation Trends - I'-<:.~ Stockbrid9~ Township has experienced a steady increase in population since 1960 when the population was 2,460. Bet..,.en 1960 and 1970, the Township's population 9rew by only 66 person9 (2.7~>. Over the next 10 years, however, the population increas•d by 15'1 or 288 persons. Durin9 the 1970's, Stockbrid9e 9rew at a rate 3 ti~•s faster than In9hn County and the State. 6 1.9 �141.~ TABLE 2 STOCKBRIDGE TOWNSHIP BUILDING ACTIVITY 1970 - 1973 Type Unit S i ng 1e Fam i 1y Two Fam i 1y Mu 1tip I e Fam i I y .!1ZJ... 1970 21 10 1972 14 2 O 0 0 O O 1973 27 0 0 As can be seen from Table 2 above, as of last January there have already been This is an increase of about 5% per 74 new houses constructed since 1970, year, almost twice the growth rate each year as occurred in the last ten years together. In 1970 the number of persons per household in Stockbridge Township averaged 3,839, Thro~gh the use of this figure and projecting construction trends it is possible to estimate future population. 1975' TABLE 3 POPULATION PROJECTION - STOCKBRIDGE TOWNSHIP Year Popu 1at ion Households 1970 1971 1972 1973 1974 1975 1,336 1,416 I ,462 I ,516 l ,620 1,700 348 369 381 395 422 443 6.0% 3.25% 3.68% 6.85% Aver. 4.95% 1980 1985 2, l 63 2,754 563 717 4.95% 4.95% 1990 1995 3,501 4,457 I, 161 912 4.95% 4.95% 2000 5,673 I ,478 % Chan5e Buildin5 Permits 21 12 14 27 N.A. N .A. 4.95% Developed based upon projecting growth rate from 1970 to 1974 and population population per household (3.839) in 1970. Based upon the information contained in Table 3, the average annual growth rate in the Township since 1970 has been approximately 5% per year. If this trend continues at the same pace, the population of the Township will be approximately 1,700 in 1975, and 2,163 in 1980. Such rapid growth may result in increased costs for services and land. The natural increase makes up about 45% of the growth while migration into the area accounts for about 55% of growth. (See Tables 4 and 5. ). The actual 1980 population count in Stockbridge Township was 2,840, which was a 112.6% increase over 1970. �STOCKBRIDGE TWP. POPULATION PROJECTION sooo------------------------------------Z00<.. 4000 1----.....-------.....-------+--------+--------1-------l'~"""-~b\ •,,, = I"'~· 3_,3ofi /&f9o fl 0 -,c f 1/ 30001---_._--------1----------+-------1----------+---,-.....,.::;.._.....-L-_..,_ •••• ♦ /ls ......,...,.~-+-'---------- 20001---.....-------+-------+-------+--......,.... 1( ,ooob~~=t-+--+ 1940 1950 1960 1970 1980 1990 Peculation Proj1tctions - 198-9 Dftlo9raphic statistics 9ath•r.d aver the last two decades have shown that people havl! been aovin9 to rural areas and Ctffllaunities. The economic conditions during the early 1980's slowed dawn this 1t0vnent; but, th• last several years has seen a r•surgenc• o-f this pattern. Stockbridge Township with easy access to the Ann Arbor area and only a slightly lon9•r distance to Detroit business centers is an attractive plac• to live. In- ■ i9ration should continue for the next decade (a reason.able ti ■- period). The rate of growth will depend an a nuaber of factors includinq availability of land for haNt sites in environm•ntally appealing areas, accessibility to public services, and econ011ic opportunities within a reasonable driving distance. A reasonable usuaptian would be that the population will continue to increase at a rate between 10 and 1~ percent. At this rat•, 291 to 436 would move into the ToMnship during the 1980's and by 2000, the population could reach approxi ■ately 3,800 persons. 8 �1 975 TABLE 7 POPULATION BY AGE AND SEX (. 19 7v) Vi 11 a9e On 1:t Under 5 Years Old 5 - 9 Yea rs O1d 10 - 14 Years Old 15 - 19 Years Old 20 - 24 Years Old 25 - 29 Years Old 30 - 34 Years Old 35 - 39 Years Old 40 - 44 Years Old 45 - 49 Years Old 50 - 54 Years Old 55 - 59 Years Old 60 - 64 Years Old 65 - 84 Years Old Over 84. Years Old Townshie Onl:t M F M F 49 49 65 67 46 37 33 22 29 38 31 36 26 35 54 54 67 43 28 28 25 35 37 26 39 24 86 24 71 96 89 72. 43 39 34 48 41 37 29 36 22 42 2 52 83 83 75 38 39 44 38 34 26 36 26 17 37 1 so 13 1989 Tabl• No. 2 (1 C}8v) F@fflal• T. Fe111ale A91t Total <5 239 123 51 5 - 9 276 144 52 10 - 14 280 123 46 15 - 19 300 162 54 20 - 24 200 106 53 25 - 29 223 114 51 30 - 34 198 100 51 35 - 39 199 104 52 40 - 44 161 86 53 45 - 49 141 63 45 50 - 54 128 63 49 55 - 59 129 62 48 60 - 64 116 54 47 65 - 69 112 60 54 70 - 74 72 44 61 > 140 89 6~ ~ 9 �t The ■edian ag• in th• Township in 1980 was 28.4, higher than the county's •edian age of 2,.3. N•arly 34i o+ the Township's population is under the age of 18 and another 11\ are 6~ years and over. The population distribution is displayed in Table 2. In all but four age groups, the number of fntales slightly exceed the number of •ales. The population appears to be well balanced in that there does not appear to b• an out-•i9ration of young people. The Township will need to provide a ■ ix of services (schools, health service9, and recreation, for exa■ ple> to ■ eet the comaunity's population. Social Characteristics -1~a9 Exaaination of social characteristics assists in understanding the stability of a com■unity, its ability to adapt to change and identifying future land use needs. According to the 1980 census, 69\ of the Township's residents were born in Michigan. This is approxiaately equal to the state average of 78\. Of the person 5 years and over, 58\ lived in the same house since 1975 and an additional 18\ have liv•d Nithin Ingha■ County but ■oved to Stockbridge between 1975 and 1980. Only 3\ of the residents ca■• fro• outside the State of Michigan. These figures suggest that the Township's population is relatively stable. Approxiaately 111 (84) of the households with children were headed by fe■ales. Over half o+ th•s• hous•holds, the children Mere over the age of six. Of the 324 p•rsons over 65, only a fe" were living alone. The re•aining population characteristics suggest that this is a very fa■ ily oriented coaaunity and the social organizations reflect this arran9eaent. 10 �1g1< TABLE 8 LABOR FORCE 14 YEARS OLD AND OVER BY SEX Township Including Vil !age M In Armed Forces In Labor Force, Employed Profes~ional, Technical Managers, Administrators Sa 1es Workers Clerical and Kindred Workers Craftsmen and Kindred Workers Operatives, Except Transport 1'ransport Equipment Operatives Laborers, Except Farm Farmers and Farm Managers Farm Laborers and Farm Foremen Service, Except Household Private Household Workers Occupation Not Reported In Labor Force, Unemployed Not in Labor Force Under 65 Years Old Over 65 Years Old F 0 0 648 347 41 25 58 6 23 4 23 116 6 92 149 32 50 6 7 4 44 78 0 17 23 38 499 388 61 58 12 40 254 186 68 13 111 '. ~ ~ j Table No. 4 Occupational Cat~ory t1anac,er i al and Prc-fe5sional -"190 _!_ 18 Techn i c:al, Sales, Adnti n. Support 274 2~ Sef'vic:t Oc:c:upations 102 9 91 8 Prtch ion Production, CraH. 1,1 14 Op•rators, Fab.-icato.-s 27~ 26 Far ■ in9 19 99 Table No. 3 Industry: Employed ...!L ___Af3r i c:u 1ture Construction Nanu-facturin9 Transportation Co11■unic:ations Whal•sal• Trad• Retail Trad• 78 43 401 23 24 19 126 -L 7 4 37 2 2 2 12 ...!L Finance, Insurance 44 Business 42 Racreation 29 Pro.fessional 229 <Education 122 Health 65) Public Ad ■ inistration 22 11 _!_ 4 4 3 21 2 �t~1S TABLE 9 PLACE OF WORK Township Including Vil !age • Clinton County Eaton County Ingham County Lansing City Ce n t r a 1 Bu s i n e s s Di s t r i c t Remainder of Lansing City Rema in der of Ingham County Other Counties 0 0 632 50 0 50 582 289 Occ:upa ti ans - 1 <, Sj . Workers living in Stockbridge Township Nere e•ployed in a variety of industries, as listed in Table 3. The lar9est industrial group was ■ anu+acturing (37~> folloNed by professional (211> with the educational services the predominate ntployer and retail trade c12,>. Agriculture is a •ajor sector with 78 persons eflployed in that industry. The census also categorizes workers by the type of work being per+ormed. This information (Table 4) provides insight into how balanced the eaployflent base is Nithin th• co~ ■ unity. The co•■ unity is not coflposed of a li•ited number o+ occupations; rather, a 900d ■ ix exists. Stockbridge has a solid econo•ic base fro■ which to build for the future. The average driving time to work in 1980 Nas reported as 21 ■ inutes. People in this C019fflunity appear Nilling to drive so■ e distance to Nork. This pattern r~lects the pattern of ■ i9ration to rural areas by urban-suburban work force Labor Characteristics - r; =J The strength of the co1111unity can be ■easured by the number of people in the labor force, household incc■ e, and the dyna■ ics of the econo■ ic base. Based on census fiqures for 1979, 70~ of the ■ en and 4~ of the Noaen, over the age of 16 participated in the labor force. Only 13' of the families had no members NOrking in 1979. Nearly 43' of the faJ1ilies had two or More sage earners. The une111ploy ■ ent r"atet in Stockbrid<3e was 9.1'1 in 1980., The figure for NOmen was lower at 6.4~. Thn• figures were ■uch loNer than the statewide avera9e of 111.. 12 �1,p; TABLE I 0 EDUCATION, BY SEX Township Including Village M F Persons Over 24 Who Have Completed 0-8 Years Grade School 1-3 Years High School 4 Years High School 1-3 Years College 4 Years Co 11 ege Over 4 Years College 222 117 207 56 26 29 177 101 228 68 21 9 Education Sixty-nine (691 percent of the Township's residents ov•r the age of 25 have high school and 111 have co•pleted four years cf college. These figures are very sinilar to the statewide avera9es of 681 and 14~, respectively. co■ pleted \91S' TABLE II POPULATION ANO HOUSING TRENDS, 1940 - 1970 Stockbridge Village Population Percent Change Male Fema 1e Housing Units Owner Occupied Renter Occup i ed Vacant 1940 852 * * * * * * 1950 1098 28.9 541 557 291 181 75 35 1960 1097 1970 1190 8.5 585 605 380 290 69 21 -•I 537 560 346 265 62 19 \9 7 5 Stockbridge Township 1940 763 * * * * * * 1960 1363 30.6 709 654 343 235 80 28 1950 1044 36.8 549 495 329 242 79 8 1970 1336 -2.0 707 629 400 280 63 52 TABLE 14 HOUSING UNITS Vi I !age Only Renter Owner Occupied Units in Structures With 1 Unit 2 Units 3-9 Units 9 or More Units Mobile Home 42 17 0 9 l Township Only Renter Owner 280 58 .8 5 0 0 0 2 0 5 Vi l. Vacant Year-Round Units For Rent For Sale Only Rented or Sold Not Occup i ed For Occas i ona 1 Use Other Vacant 245 1 0 a 34 Twp. 2 4 I 3 0 0 2 18 5 2 Hauseholds - 19€ j The nu ■ber of households in th• Township was 900 in 1980. The average number of p•rsons per household was 3.18. In fiUlily situations, the average size was 3.48. 13 �1'}7r' TABLE 12 SELECTED POPULATION CHARACTERISTICS 1960 - 1970 STOCKBRIDGE TOWNSHIP (INCLUDING VILLAGE) 1970 1960 10,213 5,369 Median Family Income 12.0 10.3 Median Yea r s Education 1,073 867 Labor Foree 648 605 Employed, Male 347 213 Fema 1e 818 995 Total 40 4-1 Unemployed, Male 38 8 Female 78 49 Total l'j1:> TABLE 13 INCOME (TOWNSHIP INCLUDING VILLAGE) Unrelated Individual Under S1 , 000 S 1 , 000 - $ 2,999 43 32 S 3,000 - $ 4,999 S 5,000 - $ 6,999 S 7,000 - S 8,999 S 9,000 - $11,999 $12,000 - $24,999 Over $24,999 21 9 13 4 4 0 Family 7 46 49 69 67 140 193 26 Th• 1980 ••dian fa•ily incc•• for th• Town5hip Wa!I S21,836 or a per capita inca•• of 97,5~9 (all fi9ur•s reported in 1979 dollars). The median family incone is higher than the state"id• ■ edian income of Sl9,223 reported for the 5ame period. It Mas estimated that 111 of the population were below the established 1979 poverty level. This corresponded to 10~ of the families. Nearly all th• faailies under th• poverty line had children and 42~ of the units were headed by a fe■al• single parent. While the socio-economic profile indicates a robust co•■unity, these does exist a low incoae 9roup who may require . certain services fro• th• con11t1nity. 14 �1')8'7 NATURAL RESOURCE BASE Soil charact~ristics provide information on the type of land that are appropriate, or not appropriate for a particular area. Data obtained from the 1979 Ingham County Soil Survey by the Soil Conservation Service CU.S.D.A.> indicate that Stockbridge Township has soils that are suitable for agricultural production, forest management, and residential/commercial dev•lopment. There are s o i l s ~ , however, best left undeveloped because of high water tables. uses A general overview of the soil patterns for the township can be obtained by exaainin9 the major soil associations. A soil association is a group of _soils which share very similar characteristics. Four ~ajor soil associations are found throughout the township with the Oshtemo-Houghton-Riddles association C4 on Map 1> being the major association. The Marlette-Capac-Owosso association <2> can be described as nearly level - to rolling, well drained to somewhat poorly drained soils. This association is mainly used for cropland with major limitations being soil erosion and excess water. In general, other ~ajor land uses that are appropriate for this association include woodland, recreation, and for sanitary facilities and building sit.es. Wetness is the major limitation for some soils in this series which would reduce the potential for these soils to support recreation or development activities. The Houghton-Palms-Edwards association (3) is primarily composed of muck soils that are poorly drained. These soils are common around lakes and in drainageways. This association is primarily used for cropland, woodland, or wildlife habitate. Wetness, flooding, and unstable soil material are the major limitations to the use of these soils. Many of these soils are often in areas that are considered to be wetlands because o+ peer drainage. In placed in cultivation, these soils are particularly suited for specialty crops. These sci ls have very poor potential for development. While scattered throughout the township, these soils represent a small proportion of the total township's acreage. The Oshte~o-Hou9hton-Riddles association (4), the most comm~on association within the township, can be described as level to hilly, well drain•d to poorly drained, sandy, loamy and Muck soils. In other words, a combination of a wide variety of soils possessing a range of characteristics. this association is best suited for cropland and woodlands. The major limitations facing farmers are erosion, wetness, and in some cases drou9htiness. The Houghton portion of the series is lar9•ly woodland but if properly drained can be productive. Oshtemo soils 9enerate better yields if irrigated. Only the Houghton soils face major limitations +or recreation and development. Oshtemo and Riddles soils have good potential for development with proper santitary facilities incorporated in the site development. The final association, the Marlette-Oshtemo-Capac (6), only appears in a limited area in the northwest port.ion of the township. 15 �'P.A. 11'- Ac.u11e,,: Pu.tl"I.I 0 ANO W"t-tAIM. -os: · ~ 'GIP I iO 811\twC~ \'tiS - IC\ 8S' lbO . 0 ll'iSiilii:"~:;;,:=m ~~l!IJl!lll~~~~-f-- ~ ~ ~ - . - . - - , - . ,. 1, : .· _ , .- , O , ~;;"} '-~Jtf\_·: _J .· 3 2-, 0 / ~f< ~ill; / 0 ; _.,..- , ,/ ~~ :7.t ' · ... . _., ~ -----s . c~~~it ---- ccmDrLETi g,y ... .. 16 _..,_ - P. CAUlNCK.. �This series are considered to be level to steep, well draine<i to poorly drained loamy and sandy soils. Cropland is the major use for these soils with some areas suitable for woodlands. The major limitations are erosion, wetness, and in some cases, drou9htiness. Recreation and buildin9 sites are appropriate for selected soils with the Cap~c soils presentin9 the bi99est limitation to more intensive devlop,nent or uses. Each series is composed of specific soil units. Each of these units display sli9htly different features. Thus, some soils within an association may be more suitable for a particular use than another. Each soil's potential for different types of uses were mapped separately. The accompanying maps identify land suitable for wetlands, agriculture, woodland mana9ement, and residential development. AGRICULTURE - 1989 Soils have been rated in terms of their productivity (yield) under proper management without regard to costs. Proper management refers to operator actions which serve to overcome natural soil limitations such as high water through drainage. Four catagories have been desi9nated en Map 2. Areas where a9ricultural production is very limited er should net take place have been le+t blank. These areas are primarily lands adjacent to the rivers or low lands or have been altered by man for developMental purposes. Areas that are designated by slanted lines have below average productivity and are seriously affected by high water tables and infertile soils. Land marked with dots are considered average to above average yield areas. These areas are located throughout the township but are in close proximity to the soils highly suitable for agricultural production. The most · productive farmland, desi9nated by the solid black area9, is found throughout the township with the highest concentration of acreage in the southwest sections, upper middle sections, and the eastern sections. The potential for agricultural production is very 900d. However, the decision to cultivate these soils is dependent on economic conditions and the m•n•gement level the farmer is willin9 to inj@Ct into his/her operation. Agriculture has been a depressed sector of the .conomy during ~uch of the 1980'5. With returns low, the costs of maintainin9 this land in production may exceed returns for some farmers. New soil erosion le9islation may also in+luence how some farmers operate their farms in the future. WOODLAND RESOURCE DEVELOPMENT-l587 Production of various species as ccmaercial trees is possible throughout parts of the town5hip. Areas designated in black on Map~ are not suitable for production purposes. Areas marked with slanted lines have several major limitations while dots indicate soils with minor limitations for woodland production. In 5ome parts of the Township the major management concerns are hi9h seedling mortality, erosion, and equipment inaccessibility. 17 �Uncolored areas have few limitations for woodland production. Generally the conifers are the best species to plant. Some areas are more suited for planting of hardwoods including ash, red maple, s~camore, and walnut. The darkly colored areas on Map 4 serve to identify lands highly suitable for wetlands. Some of these areas may have been drained for a9ricultural purposes; but left unmanaged could possibly revert to wetland habitat. These designated areas extend beyond the true wetlands (standing water for all or part of the year> because of the hi9h water table, in some areas. The majority of these lands are adjacent to the streams and lakes, but are spread extensively throughout the township. These lands are subject to severe restrictions on development according to the State wetland protection act. RESIDENTIAL AND OTHER DEVELOPMENT- 1~99 Flooding and the high water table present the biggest limitations for building sites without going into high additional costs to overcome these major limitations. Steep slopes also pose a problem in some areas. Two soil characteristics are important when considering development. The ability of the soil to support buildings (bearin9 capacity) and septic tanks. The suitability of soils for foundations is basically a characteristic of its substratum. Critical soil features include frost heave, depth-to-groundwater, and shrink-swell potential. In rural areas, septic tanks are the primary method of disposing of household and commercial wastes. Soil permeability and depth-togroundwater are important features to consider in permitting development. Soils with high water tables or slow permeability are poor sites for development because septic tanks do not properly function in these type of soils. The problems center on the soil's ability to absorb the effluent. Steep slopes can cause lateral seepage, resulting in effluents emerging on the surface. High water tables can cause effluent to runoff into surface water rather than be absorbed. If the soils are draughty, then effluent can be absorbed too quickly, causing pollution to groundwater. Septic tank failure can lead to surface and groundwater pollution. With public concern over pollution expressed in terms of environmental laws, serious attention must be given to the suitability of soils for septic tanks. Many of the problems can be mitigated through a lowering of the ground water table or altering the size of the absorption field, for example. Regardless, there are soils which should not be developed at all. These factors have been combined in order to classify soils as to their suitability for development. Solid colored areas on Map S indicate areas that are suitable for all types of development. This means that the soils can support both buildings and septic tanks. While these areas are spread throughout the township, there are a number of areas that could be developed. Dotted areas face only moderate limitations Hith regards 18 �to foundations and septic tanks. The areas designated with the slanted lines face only moderated building limitations but may have severe limitations for septic tanks. All other areas are not suitable for development because of severe soil limitations have been left white. Because of the extent of unsuitable soils, development in the township is somewhat restricted unless large capital outlay9 are made to correct the problems. To summarize, soils in Stockbridge Township can be put to a variety o+ uses. In some cases different uses will compete for the some land areas. Uses which are likely to compete are woodland management and agriculture. There is little competition between a9riculture and development, assuming no substantial economic investment to overcome major limitations for development purposes. Table 1 hi9hli9hts the competition between various uses st ictly from the perspective of soil characteristics. The larger the circle. the more suitable the soils are for competing uses. 1989 Potential Areas of Conflict over Land Uses Based on Soil Characteristics TABLE 1. AGRICULTURE T A .B WETLANDS FORESTRY SI SIM HP P , ,, / , Belo-;/ / / / ,/ / Poor WETLANDS 0 ~ C 0 FORESTRY 0 Slight 0 SI /Md • O· 0 Moderate Poor • 0 0 DEVELOPMENT Sli9ht Moderat@ (J 0 Sev/Mod 0 Sever@ 0 0 0 0 Q 0 0 0 0 • 0 0 0 19 0 0 0 �MAP 1. MAJOR SOIL ASSOCIATIONS FOUND IN STOCKBRIDGE TOWNSHIP -!~89 ~ -.......J6.~+-~101.\ --.-__,;Ill . -· 2 - MARLETTE-CAPAC-OWASSO 3 - HOUGHTON-PALMS-EDWARDS 4 - OSHTEMO-HOUGHTON-RIDDLES 6 - MARLETTE-OSHTEMO-CAPAC ENVIRONMENTAL CONSIDERATIONS - 197..S- With the use of infrared aerial photographs several critical environmental factors were mapped. This information is particularly valuable considering the fact that modern soils information is not readily available. Our mapping highlights open water, wet lands, and vegetation of significance. Having identified these critical areas it may be possible to restrict development to insure their preservation or at least carefully managed use. As is shown In Figures 4, 5 and 6 these areas of wetland and vegetation cover a broad expanse of Stockbridge Township. By combining this information onto one map (Figure 7) it is possible to see the total area of land which warrants special atten- tion due to its environmental condition. A visual field inspection reveals that much of the wet land is farmed as soils are largely muck and peat. Therefore a dual purpose exists in protecting these lands, namely that of encouraging agriculture as wel 1 as sound environmental planning. The topography of the land has also been mapped to determine drainage patterns and relative slope. (See Figure 8, Topography.) Constcuction should be control led on excessive slopes to avoid soil erosion problems. A careful study of drainage patterns and topography will reveal those areas which must naturally be developed as units. 20 �F ,, tc:: 4) 0, :► •C ~ •. < a: i., ~ ~ I Q 0 ~ 0 ~ 1 ••c:. ,:, 0 a: ~ ~ -- II Q. c,, :2 ,_ · - cC: .0 .i= C: •J .:.: en C (.) ~ -r ~ 0 .., (J) / ~ ~ l a, Q. > ~ '0 -0 =- C: ::l - ! :I : ~ ; I/} --/ 1- 21 t~f-l <_S' . --:r-_- ) ~ i - ~-J t~ ,,~ 1= �22 �fi r C1) 1, C) :2 0. a, .,_ • - C • •C - J ;I ;! c (I) C CJ C .! oJa.,.. 0 ,::,i::, j .!! l I -'I:: ] ,:, ! .ll .C ~ en~ i~ m -in le:: '1 -: -! ~ -I i! J ~ i t=mi ;:• ,-..,. ( f~ ' / $-..s- . '-----1"l _,, ·~~ I .,.__;, 'WE.TLAld>.S 23 It) ~ t 7 ----'t l f-i �ji Cl) a> ... .! 3 ! C l 0• ~ :52 C. g, ..0 .Cc ~·- J • A .::,(. U, C (J 0 C ca ~ Q. > i:, -0 u5 ~ ;.: JI - a, ·~ 1, 1, ,: i :I •/ i - • ?.,,. ;. ¥ ~~ t ..H. ~ OPEN WA""TER. 24 l !I . {-i �l J -•~ v--::,,·-:;' -,_ ·- -•• J... . I C.oR.f:..EL/\flON of V cC.c.1AriCHJ Wf:.TLA.N05 25 OPt::._. WATc"-. �- -· ec Q) ·- C') .a e ~Q. -o "C a. C, ·.: ·- .5 .Q.J: C >• <> • > -=-: ~Q C ._ •o _,_ ~ "C co CC. ca "' ~u 1 j F IC:: i, (I) 1; c- t)~Q.> 0 0 ._. □ "C "C C::, Cl)~~~ ij ,i 1! i' ,: p ,: ~ r:J 1 !G .~~ (-&--..., ~ ,.______ 1,- _,. ..........- ., .-.••w. :-·-:, ..:.,-;-: CO.~ELA TION ANA.LY51..S;. LA.IJ. D 26 i - a, CAPAe. i 1... 1Ty 0 C �LAND USE PATTERNS - I9 7.J.The predominant land use character of Stockbridge Township Is rural residential, agricultural, and open space. Single family homes and mobile homes are scattered through the Township, however the greatest concentrations are in the vicinity of the Village in the southeastern quadrant of the Township. There are no mobile home parks or large multiple family projects, however an area has·been zoned for mobile homes on the east side of the Township. If this area develops It should relieve pressures on the Township government to permit mobile homes indiscriminately throughout the Township. There are several smal I lakes in the Township which in some cases have developable shore! ine. It can be expected that these areas will come under increasing pressure to develop in the near future. While there are presently no apartment structures in the Township, activity of such nature is increasingly common in rural townships. Steps should be taken to cope with these developments properly when they occur. The generally scattered development currently present is not conducive to the economical development of pub! ic utility systems in al 1 areas of the Township. It is 1 lkely that continued development adjacent to the Village will enhance the feasibil lty of a joint Vil !age-Township system. See Figure 2, Existing Land Use. 27 �. 'i : I C j "'C Q. •~ • ~ ._ ] .Q Ill I (I) C ,. I,. ..,. • ji 0 ,, ,, .-oc:::s en F :! .!! 4; ~ 28 ,: t H s c (,.)JQ.>- CJ I ~ Cl C .:.:. c~ .I :, ,, _,• I al "' !]J • l i I l I 1 l I ii I I □ ...• .,• i 'i G) C') - i IN .f-1 �TRANSPORTATION - 1975"' All publ le roads In Stockbridge Township are maintained by the Ingham County Road Commission except State Highways M-52, M-36 and M-106 which are main• tained by the State Highway Department. No new major roads are planned by either agency. As subdivisions develop it is likely that more minor local roads will be built. The transportation system focuses on the Village area where M-52 and M-106 cross and where most of the north-south and east-west traffic intersects. In addition to road transportation, Ingham County and the State of Michigan have proposed non-motorized trails which wil 1 pass through the Township. 1999 1958-1985 Trattic Volume Trends frQm Sur:-ounding Major Urban Areas Along MI.Jor Toutes to the Stockbridge Towshi~ Are& - Yeu From Jackson From F?'Qm Ann Arbor u. s. 23 (Chelsea) (Pincmey} F?'Qm !..&nSinll From Muon (:iAnsville) l958 l,400-2,600 900-5,000 400-1,400 900-1,200 600 1962 l,400-2,200 l,J.00-3,000 500-2,000 l,200-1,500 500 1967 l,200-2,400 1,400-4 1 100 400-2,600 l,lOO-l,700 500 1971 l,500-7,000 2,300-8 ,800 350-4,ooo l,300-2,100 500 1975 l,700-7,200 2,400-10,200 400-5,100 l,500-2,500 500 1979 l,850-7 ,940 2,400-12,100 400-9,000 l,900-2,800 600 1983 2,600-5,100 2,700-14,600 800-5,000 2,600-3,100 1,000 1985 29 �The most recent traffic counts taken by the Ingham County Road Commission and the State Highway Department are depicted in Table 15 below: \975" TABLE 15 TRAFFIC VOLUMES, 1973 I q75' Route A.D.T. M-52 (North of Vi 11 age) M-52 (South of Village) 1800 2300 1800 1200 1204 673 751 918 525 391 M-106 (South of Village) M-106 (East of Village) Morton Road (W. Stockbridge Road) Dexter Tra i 1 (West of M-52) Dexter Tra i 1 (East of Brogan Road) Parman Road (South of Heeney) Bro'gan Road (South of Milner) Brogan Road (North of Milner) 1987 A.D.T. 3200 2 7 00 2900 2500 NA 1000 NA NA NA NA See Figure 3, Tr.affic. i ·189 1958-1985 Tnttic Volume Trends in Stockbridge To..mshit, Area M-52 - e North ot M-52 South ot M-106 Southvest ot M-106 East ot Village M-106 South ot Juncture With M-36 M-36 ot Juncture With M-106 North M-36 East ot M-36 and M-106 Juncture Village Village 1,200 1.300 1,400 700 700 700 900 1962 1,500 1,500 1,400 1,200 1,200 1,100 800 1967 1,700 1,400 l,500 1,000 800 980 700 1971 2,100 2,300 1,800 1,200 Boo 900 900 1975 2,500 2,400 2,000 1,600 1,200 1,000 l,300 1979 2,800 2,400 2,000 l,700 1,200 l,300 l,400 1983 3,100 2,700 2,700 l,900 l,700 l,800 1,800 Year Village 1958 30 �• • ...... 111 .. HIGHWAYS ._,. -STATE HWY .... co. PRIMARY _co. LOCAL r1 ("\ SUBDIVISION t"\ ,· . , .. v,c,,d~ " I••• 312- 1973 AOT '•~; ' ·-·i · rJ ~ .... w rn "I<- - r l,-. --1 _,,z Stockbridge Township T'1 C, )> D V • rI - I'. :r ~ l> '< ~ if•l~J- land planning study ---._-,=-~~ , ! l-1 - h - -. • ~ r::r- 1---· ,--.. . .--;( I "" ',_ \ . ,\;-., ~,.~~~:>;;..,, 1_ I ,_.,i,.J.:o,.\;c!~ '! t1 00:-.;1-;."'l:.!'r,l(;:•~:.:.:.--.:l.:..-:......~\! ,,.p111c - f•aooo· lnJlJl ~ ..... --3 �P OL I C I E S The following pol icy statements and explanations form the rationale and basis for the physical plan for the future Stockbridge Township. Careful analysis of the physical characteristics of the Township and application of these • development principles wit l result in an understandable and defensible land use plan. Stockbridge Township is concerned about scattered, uncontrolled, and disorganized growth. The results of such growth if it continues will be waste of land, unnecessary costs for public services, and reduced agricultural activity in the Township. The Township recognizes that rrobile homes can provide . economical shelter for local residents particularly young families and elderly persons. However, due to their physical characteristics and general ty tempo- rary nature it Is felt that mobile homes should not be indiscriminately scattered throughout the Township. Instead specific areas should be provided exclusively for mobile home 1 iving. Land Use Goal: Stockbridge Township desires a well-balanced land use pattern capable of meeting present and future community needs in an efficient, economical and aesthetically pleasing manner. Land Use Policies: 1. The Comprehensive Development Plan wil 1 serve as a guideline for decisionmaking by elected township officials, township planning commissioners, and township property owners. 2. The Stockbridge Township Zoning Ordinance will be based on the adopted Comprehensive Development Plan and will serve to enforce the land use policies of the Plan as a local ordinance. 3. As development densities increase it may eventually be necessary to construct public sewers to avoid ground water pollution. It is Impractical to provide publ tc sewers to the entire Township, therefore development should be related to the Village and to the eastern half of the Township which 1 ies within the Huron-Clinton River Basin. 32 �4. The Township will encourage development of desirable new commercial and industrial activities in a safe, convenient, and attractive manner In order to Improve the tax base of the corrrnunlty. S. Certain lands in the Township are well suited for agricultural purposes. It shal 1 be the pol icy of the Township to discourage development on prime agricultural lands. 6. Subdivision regulations should be adopted to guide the quality of new residential growth in the Township. 7. The Township will promote the orderly development of attractive residential areas and supporting services, establishments and institutions. However, such growth shal 1 not be allowed to occur in a manner which results in scattered, sprawling, haphazard suburban development and its ugly, costly, wasteful aftermath. 8. The Comprehensive Plan should incorporate a plan for providing an additional 215 new households between 1970 and 1980. This planning should recognize that a variety of housing types exist and can be properly located In the Township. 9. Residential areas should be protected from activities which produce excessive noise, dirt and odors, or wh i ch generate heavy traffic. High density housing should be prevented un l ess public sewers can be provided. 10. The basic residential character of the Township should be preserved and protected from excessive development of incompatible uses. 11. The Comprehensive Plan wi 11 incorporate a streets and highways plan and specific standards for setbacks from al 1 streets and highways within the Township. ENVIRONMENT - \ 9 <SStockbridge Township conta i ns a wide variety of land and natural resource features. Specifically, there are wide variations in soil types suitable for development or for agricultural purposes. There are several small lakes which have not yet experienced development along their shores. There are large areas of wetlands and areas with high water table, as well as desirable . 33 · �woodlands. ·~ Topography varies considerably resulting in an Interesting land- scape, with potential for soil erosion if not carefully managed. Environmental Goal: Stockbridge Township wishes to prorrote the wisest possible use of her natural resources In preserving the environment for present and future generations. Envl ronmental Policies: 1. The Township will prevent development on or filling of marsh or wetland areas In order to preserve them for ground water conservation purposes and to maintain a refuge for natural wild! ife species comrron to the area. 2. The Township wi 11 carefully regulate development in areas of marginal soils, high water table and near lakes in order to protect unwary land purchasers and the pub! ic from development which may cause surface water and ground water pollution. 3. The Township will assist the Soil Conservation Service in any way possible and practical in their efforts to complete a modern soil survey of the Community. 4. The Township should take steps now to preserve scenic recreation resources, such as lake frontage and woodlands, by planning for a long term acquisition program. S. The Township should discourage indiscriminate cutting of woodlands or their development for uses other than recreation and open space. 6. Local owners of land of environmental significance should be informed of the provisions of and encouraged to participate in the Farm Land and Open Space Preservation Act. ]. Objects of environmental blight such as billboards and junk yards should be carefully control led to avoid destruction of the natural beauty of the Township. �P LArl ti I tl G STANDARDS GUIDELINES FOR GROWTH There are several basic criteria which will dictate to a large extent the shape of the future Stockbridge Township. The natural characteristics of the Township must be respected, and the population growth must be provided for in an economical and efficient manner. In the preceding sections of this report and especially in the pol icy section, several facts have become apparent and assumptions made. This information will form the basis for the plan. Environment The topography of the Township dictates that the most efficient utility system planning must reco;nize the existing village facilities. Therefore any development of sufficient density to require sewers must be located in the Huron-Clinton Drainage Basin for the forseeable future. This means that al 1 dense development wi 11 occur on the east side of the Township and particularly near the Village. The natural wetlands, lakes, trees and best farm land should be maintained in its natural state or farmed. Streets and Highways As development continues it wil 1 become increasingly necessary to require substant ial building setbacks along Township roads. This is necessary for safety reasons primarily, however it may save right-of-way acquisition costs in the long run. The fol lowing standards are applicable to the highway map (Figure 3) contained in this report. No additional major streets are anticipated as needed in the next 25 years. STREET SETBACK PLAN REQUIREMENTS rem Centerline Type State Count Cou s U. i' e,cc.-,(e J : Sc-~ p4 1e. .3b feet Land Use-19,SBased upon population projections found in Table 3 it is possible to anti- cipate the number of new residential 1 iving units which can be expected In 35 �I ',d9 Pla.nning St&nd&rd.a taz. Roads and Higl::twa.y"s Planned T-,a,e of Road/High-way R.o.w.• vidtb { teet) A. Major Arterials Pl&nned rBlz:fltihg Setbacks trom R.o.w. 150' 80' 120' 60• 90' 50' K-52 K-106 ( SW ot Village) B. loc&l Arterials K-106 (E. ot Village) . M-36 c. Collectors &nd Connectors Dexter Trail Milner Catholic Church lli. O'Brien-Cbap.man-Mcrton Roads Combination Ada.ma ?.d. Heeney Rd. Brogan Rd. Main St. Z...echel and Heeney P.oads Combination Green and Shepper Rods Combination Base Line Rd. She~per Rd. betveen Green &nd K-106 Oakley Rd. {E.& W. ot M-52_ D. Miner Roads 50' All other roada in the Township 36 (teet ) �the next 25 years. ~ In the years 1974-1980 there will be a need for 141 new homes, and by the year 2000 there will be a need for 915 new homes. Many of the homes will be in subdivided areas on relatively small lots of fram 1/2 - 1 ayre. It is recorm,ended that the following proportions be used as guidelines: RESIDENTIAL STANDARDS Number of Units 1980 ~ - Single Family, 1/2 Acre Per Unit (Possible Multiple) (R-1) S i ng 1e Fam i 1y , 1 Ac re P•e r Un i t. Rural Residential Single Family, 20 Acres Per Un i t Min i mum, Agricultu ra 1 Total Required Acres Number of Units 1980-2000 Required Acres 64 32 412 206 63 63 412 412 14 280 91 1,820 141 375 915 2,438 Other types of land use should also be provided for in the plan including schools, commercial, industrial. and park land. Based upon the assumption that each ne 1J househo 1d wi 11 produce 1 1/2 schoo 1 chi 1d ren it is poss 1b 1e 1 to see that by the year 2000 there will be a need for 1 1/2 additional elementary schools, a new middle school. and an addition of 50% to the high school. Such projections do not take into account any of the other popula- tion growth expected in the School District only that of Stockbridge Township. Method of Calculation: 1056 New Households 1974-2000 ,75 elementary pupil/HH = 792 new pup i ls by 2000@ 25/class • 32 teaching stations@ 20 T.S . /School = 1.5 elementary schools .375 middle school pupils/HH s 396 new pupils by 2000 at 400-500 pupi 1~/sc~ool = 1 middle school .375 high school pupils/HH • 396 new pupils by 2000 (high school can be expanded by 50% therefore= expand high school to maximum capacity of 1200 pup i ls. 37 �*Schools: Land required for new schools will be 15 acres per elementary school and 20 - 25 acres per middle school. Standards generally recognized for providing commercial and industrial land suggest a need for 4 acres of commercial per 5000 population (the 2000 population Is projected to be 5673) and a need for 2 acres of 1 ight industrial per 1000 population. *Commercial/Industrial: Land required for commercial uses will be at least 4 acres by the year 2000. Land required for 1 ight industrial uses could amount to at least 10 acres ·by the year 2000. Standards generally recognized for providing park land suggest the need for 1 .5 acres of playgrounds per 1000 population at a minimum size of 2 acres, and 3.5 acres of community parks per 1000 pc~ulation at a minimum desirable size of 40 acres. *Parks: Land required for playgrou~ds wi 11 be approximately 8.5 acres by the year 2000. It is possible that if elementary schools are conveniently located these facilities could be provided in cooperation with the schools. Land required for community parks wil 1 approximate 20 acres by the ye~r 2000. The standards expressed in this section have been utilized in preparing the following master land use/development plans for the years 1980 and 2000. 38 �1')89 Development Standards tor Land Use Categories A. Rural Land Uses l. l <,e 9 Agric:uJ,turaJ. Land Uses - t 9a~ a. The purpose ot this land use category is to proTide tor the compatible arrangemeIIt. and deTelopment ot parcels ot land tor residential building purposes in a pastoral• agricultural, woodland or open land sett inc• vhich vill remain unaerTed by public water distribution and vaatevater disposal systems in the toreseeable tuture, but vbic:h are suitable tor large lot residential purposes, vhic:h can accommodate healthful on-site water supply and vastevater disposal, but vhich reserTes and conserves that land vhic:h is most adaptable tor present and ruture agricul1.ur&l, voodla.nd, natural resource and other extensive land uses. b. Planned land uses and general conditions: (l) All present principal agricultural operations and their accessory uses including home occupations on at least tventy (20) acres ot land. (2) Agribusinesses that serve the present agricultural operations either as a princ:ipa.l use or a home occupation on at least ten (10) acres ot land. (3) Nontarm, single family residences and their accessory uses, including home occupations on at least t£n (10) acres or land area or O teet vide, or as large a land area or width as is necessary to accommodate on-site septic tanks and vells. (4) Special uses and their accessory uses, including natural resource extraction and use, public and private utility and communication's tacilitiea, public and private institutions tor human ca.re, religion, education, recreation, and other hWll&ll social purpose on at least tventy (20) acres ot land. (5) Planned Unit DeTelopmenta ot at least twenty (20) acres in area. ( 6) 2. On-ai te septic tanks and wells• it they meet County heal th and •~i~a1;ion _atand&r11s. Resource Conservation and Development Land Uses a. l ~~9 Purpose: The purposf! ot this laud use area is to provide for the .arrangement ot land uses thAt are compatible vith the conservation, preservation and non-intensive development of lar8e tracts of land presently having a most desirahle nl\turt\l environment that sho':1ld not be intensively disturbecl, except minimally- tor natural habitat tor wildlife, native tlora, natural vater features, including extensive wetlands and high water table soils, and other extensive land uses which retain the natural character ot the area. Single 39 �b. • Pl&.Dned land uses and genera.l conditions: (l) Single tamily homes and their accessory uses, including home occupations, on at least one (l) acre ct land area 200 feet vide, or as large a land area or vidth as it necessary to accommodate on-site septic tanks and wells, or on lots of at l.east l.5 ,OOO square :teet in area and 100 feet ride providing either public or canmon water supply and/or l111.&tevater disposal systems on an area project basis. (2) Specia.l uses and their accessory uses• including public and private organizations, education, recreation and other tacilities and areas serving only the immediately surrounding residential area. (3) On-site septic tanks and wells, it they meet County Health and sanitation standards or public or common water supply and wastewater disposal systems. ((4) • Planned Unit Developments (PUD's) consisting of the land uses planned for this land use area. B. Urban Land Uses - l'H3'j l. Urban Residential land Uses - 1c,a9 a. PUrpose: The purpose ot this land use category is to provide for single family housing nei8hborhoods free from other uses, except those which are (l) normally accessory and (2) compatible, supportive and convenient to the residents living vithin such a land use area. The size of lots and parcels in this area should be planned to be of such e.n area and width and density so that on-site water supply and wastew.ter disposal systems are not to be permitted, e.nd development can only- be allowed if e.ncl vhen public water supply or vastewater sanitary sever systems are available as a direct abutting service to each lot or parcel planned to be used tor housing or other permitted uses. b. Planned land uses &nd general conditions: (l) Single family and their acc~ssory uses, including home occupations, on at least 15,000 square feet of land area 80-100 teet and an average ot 100 feet wide and ser,,ed by public sever and water systems including fire hydrants. (2) Special uses and their accessory uses, including public and private organizations, education, recreation and other facilities and areas serving only the immediately surrounding residential area. (3) Planned Unit Developments (PUD's) consisting of the land uses planned in this land use area • • 40 �• Community Service Commerci&l. I.and Uses 2• a. • Purpose: 'I'he~; purpose ot thia land use category has the intent ot proTiding areas wherein retail trade and serrice outlets can be located vhich are conTenient to the residents of several. neighborhoods and the ovners, employees, guests &nd customers ot ottice, other commercial, industrial and agricultural uses and actiTities in the Tovnship and &4,J&cent municip&lities. b. • -1'}8 '-) PJ.anned land uses and general conditions: (l) Businesses, including certain types ot specialty shops, and otticea that need. a more central- location 1n an assembly ot businesses tor economic reasons. These retail and ottice types ot commerci&l serrice establishments are desigrted to otter goods senices to the public on a community-wide trading area basis. The minimum lot area on the average is pla.nned to be about 40,000 square teet per business, vith the ratio ot three (3) square feet of land to one (l) square toot or total principal and accessory building and structure area ot ground CO"Verage. It is pla.~ned to serTe thesee land uae areas vith public sewer and water systems, including tire hydrants. Othervise, it on-site septic tanks and veils are to be used, the buildings and structures are planned to be located on at least one (l) acre ot land area 200 teet vide, or as large a lot area and width necessary to accommodate them • (2) Community Service Commercial land uses are planned to serve an area vith goods and services on a weekly basis well beyond the immediate neighborhoods for their trading area support. They are pls.nned to be located- at major highway and road intersections (4-vay required) that generally have their roads extending veil beyond the local neighborhoods, a.nd which carry the heaviest daily traffic volumes so as to provide the satest, most convenient accessibility tor the community it is designed to serve. (3) On-site septic tanks which meet the County health and sanitation standards. (4) Special uses and their accessory uses~ including public and private organization, education and recreation and other facilities and areas serving only the immediately surrounding community commercial service uses and their clientele. (5) Planned unit dev-elopmenta consisting ot the uses planned tor this land use area . 41 �Light Industria.l I.and Uses - ~ 9 87 e a. Purpose: It is the intent ot this land use category to provide tor the development ot sites ot industrial plants in vhich the manutacture ot goods in the torm ot finished or semi-finished products or the uaembl7, compounding, or treatment ot product parts or ingredients, 1n order to create finished or semitinished goods tor sa.le to other induatria.l ma.nutacturers, or to bulk or vholeaa.le comaercial purchasers. It is the turther intent ot this land use category to permit onl:, those industrial ma.n~acturing uaea b&Ting,uae, performance or activity characteristics vhich em.it a minimum &mount ot discernible noise, vibration, smoke, dust, dirt, glare, toxic materials, ottensiTe odors, gases, electromagnetic radiation, or any other physically adverse ettect to the extent that they are abnormally discernible beyond the lot lines ot the parcel or site upon which the industria.l manufacturing activity is located. b. Planned land uses and conditions: (l) Light industrial manufacturing and heavy commercial types ot land use activities are planned tor this area. This includes open land uses and uses that are conducted within buildings and structures, and located on parcels ot land ot at least tive (5) acres and having a width ot about 300 feet or as large a lot area and width necessary to accommodate them. (2) Light industrial land uses are planned to be in locations that have direct access to the regional highvay systems, preferably the limited access highways, and rail and other tor.ma ot regional transportation; so that they can be convenient to the regional labor pool, as vell as regional wholesale markets or other regionally located industries vith vhich they integrate their manufacturing and distribution ot manufactured goods. These land uses are planned to be located on year'round heavy duty truck routes, and ott tront ro&d.a which are limited by aeasona.l restrictions. (3) On-site septic tanks, it they meet County healgh and sanitation standards or public or common water supply and vasteva.ter disposal systems. (4) Special uses and their accessorj uses, including public and private organizations, education and recreation and other facilities and areas serving only the immediately surrounding industrial and he&T"'J commercial uses and their clientele. (5) Planned Unit Developments ( PUD' s) cons is ting of the uses planned for this land use area. 42 �..... •• --u • -· • :a E 0 0 0 Oo e~ N ~ •E . 2,.i -a. -; .. . e ~c u eo OIQ. 0 ._ C ftl .,ca - ► 0. - ~-- ; ' g::- ~'""-i"-,---:-~~ ~~~-+---_:_~~¢;:;,~ I g 1 .;' Nl -~ S i' E: R P L p,,, IJ Io YEA ll 1. 0 0 43 O �IMPLEMENTATION This plan wi 11 be a successful guide for the future development of Stockbridge Township only if it is continually used in the decision-making process of citizens, developers, and the Township. This plan should be officially adopted by the Township Planning Commission and recognized by the Township Board. The Board has the power to implement the Plan through the passage of ordinances and the expenditure of public funds. There · are basically five steps to take in implementing the Plan, which are generally: land use controls, financial aids, general government programs, intergovernmental cooperation, and citizen participation. The Plan should be implemented through the use of Zoning. The adoption of a revised Zoning Ordinance is essential as the present ordinance is seriously outdated and provides 1 ittle protection for township property owners from new development, or little guidance to developers desiring to build within the Township. Consideration should also be given to adopting Subdivision Regula- tions for regulating the design of new subdivisions which can be expected in the years ahead. The Township, through its participation in federal grant programs and its expenditure of funds for public improvements, can encourage certain types of development in the desired areas of the township. For example, several federal grant programs provide for acquisition of park and open space land desired by township residents. Thirdly, the township can implement the Plan through its local programs, such as the Capital Improvements Program. for, usually, 6 years ahead. The C.I.P. is a capital budget extending Based upon the Development Plan, the Township Board can foresee the need for improvements in certain neighborhoods or can encourage development through the expenditure of public funds. Another important aspect of local government programs is the ongoing planning program. The Plan must be constantly used in making decisions, it must be re-evaluated often, and kept up-to-date from the most current information. The Township must recognize its role in the region and the County and continue to cooperate with other governments conducting programs affecting township �residents. • To this end, these governments and agencies should be provided with copies of the Plan and consulted concerning implementation of the plan . Finally, the Plan will only be successful if Township residents get behind it and support i s goals and suggestions for improved corrmunity living conditions. Residents can help through their willingness to contribute their talents on committees or their ideas at public meetings or hearings. To involve town- ship residents in corrmunity decision making will require a commitment of the Planning Corm,ission and the Township Board to disseminate information to the people on a regular basis through the news media and various public forums, so that the public will have the necessary background information to make rational decisions about how they want their corrmunity to develop . • • 45 �Zoning Memor&ndum Critique ot the Stockbridge Tovnshiu Zoning Ordinance Suggestions tor improving its • organization, content a.nd et:tectiveness . preP4-"d tor: Pla.nning Commission and Tovnship Board Stockbridge Township Ingham County, Michigan by: 46 Robert B. Hotaling, PCP Zoning Consul t&nt �- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- l C)a ~) ZONING MEMORANDUM TO: Planning Commission and Tovnahi p Board Stockbridge Tovnahip Stockbridge, Michigan FROM: Bob Rota.ling, PCP Planning a.nd Zoning Consultant SUBJECT: Critique or Zoning ordina.nce A. • Genen.l Comments . l. Need tor additional. definitions. 2. Need to separate •aen.eral Provisions" and "Supplementary Regulations" into separate Articles. 3. lleed tor a Planned Unit Development Article. 4. Beed tor a Noncontorming Use Article (separate from General Provisions). Need tor a Parking a.nd Loading and Un.loading Article (separate rrom "Generai Provisions. 11), B. 6. !eed tor a Sign Article (separate rrom "General Provisions"~• 7. Need tor a Site Plan ReTiev Article (nev Article). 8. Need tor an Improved Administntion and Enforcement Article ( Particularly Enforcement ot Violations). 9. lieed tor a Zoning Board or Appeals Article ( separate trom. "Administration and Enforcement") • Specific: Comments l. Mobile Rome Parka should be handled by Special Use Permit &lld Site Plan ReTiev Procedures rather than as a Zonillg District. 2. Definitions to be added: Agribuainesa Airports Apartment a: (l) Etticiency unit. (2) One bedroom unit. (3) Two bedroom unit. (4) Three or more bedroom unit. Ailtomobile car wash Automobile repair 47 �• Automobile service Automobile , Junk Billboard Block Board ot Appeal.s Building u-ea Building, tar2 Building 'permit Building, principal. Buildillg setback line Building, temporary Camper Campgrounda Clinic , animal. Cl.ini C I human Com.me re ial. • Common open spaces Conval.escent or nursing home CUstcm&:ry DeTel·opment Domestic anim&ls Drive-in use Dwelling, !arm Dwelling, group Dvelling, mobile home Exc&Tation Exception zoning Existing land use Floodpl.ain Foster care home Fronta.ge, road Frontage access road Garage, commercial Garage, private General veltare Greenbelt or pl.anting area Group hou.sing llighva:, Historical building, site or area Rome, motor Roapital. Ratel Induatri&.l Industrial park Institutional. Laboratory I.&ke I.and activity I.and uae Land uae • existing Lighting, source ot I.ct, coverage tot, double tront&ge I.ct • va tert'rcnt I.ct line, vatertrcnt lob bile Rome Park lobbile Home Commission 48 �!it)tel • Noncontor:id~ building or structure Nonprotit Nursing home Occupied Ottice On-site Open air 'business uses Open space Open space, common Open storage Outdoor advertising signs Parcel Park1~, ott-atreet Parki~ lot, ott-street Parking spac•, ott-street Patio Permitted uses Pet ' Planned unit development (PUD) Pl&nning Commission Pl&nning Commisaion/Z.Oni~ Board Plat Pond Porch, enclosed • Porch, open Pottable vater Practical di1"1"icult7 Prohibited uses Project Public he&l. th Public s&tety Public veltare Public utility Recraation vehicle Right-ot-vay lin& Right-ot-vay-, public Right-ot-vay, private Road, collector or connector Pio&d, trontage access Road, bard surtac e Road, major arteria1 Road, minor Road, private Road, public Roadside stand Sanitary landtill Semi-public Setback Shopping center Shoreline • 49 �• Sign, lighted Sign, outdoor advertising Sit e pl.all Site pl.an rn-iev Speci&i uae Story , Structural alteration Svilmlling pool • Temporary building Tempor&ry use Tent Tover Travel trailer or Recreation vehicle Trailer coach Unnecessary hardship Use Use, &ec:essory Use, agricultural. Use, c:cmmerc i&l Use, exception Use, existing Use, industri&l Use, institutional Use, land Use, nonprofit Use, permitted Use, prohibited Use, public: Use, residential Use, temporary Use, variance Variance, zoning Vested right Waste dispoaa.l Waatevater Water supplyWatertront line Waterfront lot Waterfront y&rd Wetland Yard, vatertront. • Zoning Zoning Zoning Zoning Zoning Zoning Zoning Zoning Zoning Zoning Zoning administrator appe&i Board ot Appeals diatric:t exception interpretation map, ottic i&l pendt regulations ticket variance 50 �• • 3. Page l. Atter "Preamble" insert nev entitled paragraph entitled "Declaration ot Necessity" 4. Page 2. Atter "Declaration ot Necessity" add another paragraph entitled "Relationship to Master Plan~ 5. Page 15. Cb&z.\ge Article III trom •Zoning Districts and Ma:c" to "General Provisions". In addition to Sections under Article III &dd the tollcving: (a) llev Section entitled "PrOTision tor Ottic:ial Zoning l-kp." (b) Nev Section entitled "Method tor Changing Otticinl Zoning MIL'D ". ( c) 1fev Section entitled "Autbori ty ot the Ottic ia.l. Zoning M&'C." (d) Nev Section entitled "Ap-olication and Intenretation or the Regul.ations". (e) llev Section entitled "Sco'Ce ot Regulations". (t) !ev Section entitled "Relation to Contlictin~ Regulations". (g) lev Section entitled "Zoning Not a Vested Right". (h) 1fev Section entitled "District Boundaries in Undevelo"Ced Areas" • (i) Nev Section entitled "Site Plan Reviev Procedures". (J) Bev Section entitled "Zoning Per'!ll.its in Relation to Building Permits." (k) Nev Section entitled "Per'!ll.itted Zoning District Uses a.nd Other Provisions." (l) lfev Section entitled, "Continued Conformance vith Zoning Ordinance". (a) Bev Section entitled "DevelO'Cment in Flood'Cla-ins and Wetlands" (See 401.8). (n) !ev Section entitled, "Public Street Frontage Requirements tor All Lots and Parcels". (o) !ev Section entitled, "Contornance to Other Public Lavs, Rules and Regulations". (p) Bev Section entitled "Project Planning and Plan Information trc:a Other Public: Agencies and Otticia.l.s. 11 ... • 51 �(q) • 6. 7. Pa3ea 41-43. lev Section entitled "Conformance ot Lots and Parcels to the u:it S-olitti.ng and Platting Requirements ot the SUbd.iTision Control Act." McTe the tolloving "SUpplementary Regulations" to "General ProTisiona". (a) 401.3 "Variance ot Requirements tor Lota of Record" (b) 401.4 "Lot Area can be Allocated Cllly Once" (c) 402.2 "Access to a Street" (d) 402.2 "One Princit>al Building on a Lot" (e) 402.) "Unsafe Buildings" ( t) 402.4 "!uilding Guides" (g) 402.5 "Required Water Su1>ply and Sanitary Sewerage Facilities" ( h) 402. 6 "M::>Ting !uildings" Pages 41 • 42. Change Article Four to "Sup1>lementary Regulations" and include the tolloving under it: • 8. Pag1! 43. (a) 401.l "Accessory Buildings" (b) 401.2 "Fences, Walls &nd Screens" (c) 401.5 "Yard Encroacbmenta Permitted" (d) 401.6 "Accessory Buildings" (e) 401.7 "Height Requirements Exceptions" (f) Add a number ot additional "supplementary Regulations" vllich deal vith a number ot special specific situations and cccditions. (These are not in the Ordinance at the pre sent t ille ) • Cha.nge Section 403 "Nonconforming Uses" to a Nev Article removing it trc:a "General Conditions". by Ch&np Section 404 "Parking Requirements" to a Nev Article by remoTing it trom "General Conditions 11 and add "u:iading and Unl.oading Require:menta 11 to the same Article. • 10. Page 47 ll. Paps 43-45 "Nev Article tor "Noncontorming Uses": Cha.nge Section 405 "Sign Regulations" to a Nev Article by remcving it trc:a "General Conditions" and expand. (a) Add nev Section tor "Noncontonn.ing Structures" 52 �(b} • 12. 13. Pages 45-47. • llev Article tor "Parking Requirements: (a} Add a nev section tor "Leading and Unloading" (b) !!xp&nd uaea included in present listing under Section (c} Expand 404.5 tc include additional. requirements tor surfacing, drainage, lighting, angles ot parking, tencing and 1creening, etc. 404. 4. Pages 47~8. Bev Article tor "Sign Regulations". This Article aa written is entirely too briet a.nd too limited in the types ot signs listed and regulations covering them. !itich needs to be added. Pages 49-56. Special Use Permits • 15. Section 403.5 "Restoration ct Daa.ge", add exception "It the va.lue ct the residual. usetu.l part ot the buildings, structures and other en-site improvements" exceed a specified percentage ct the assessed T&l.ue or -rk.et Tll.lue ( chcose one}. Pages (a) This Article needs to be separated into an Article vhich lists the various Special Uses and their conditions tor getting permission to develop on one hand and on the other the parts which deal. vith "Site Pla.n Reviev" should be rel9Cated trca the Special Use Perm.1 t Article and placed in a nev "Site Plan Reviev Article". (b} The listing of potential Special Uses to be permitted could be expanded and conditions, especially, added to many io the list which have no conditions. (c} The oev "Site Plan Reviev Article" wuld have to be expanded considerably in order· to· adequately cO'Ter ·' enough ot the procedura.l. requirements not nov in the Ordinance. (d) Section 506 "Other Special Uses" as vritten is too loose. Ao a;panded list ct criteria and conditions to be met should be added. 57-64 "Article Six, "Ad.ministration and Enforcemetrt" (a) Should ban the Zoning Board ot Appeals portions of it removed and placed in a nev Article tor the ZBA, because the ZBA is a quasi-Judicial body and not a part ct Administration and Enforcement. (b) The ad.ministration portions of this Article should be spelled out more comprehensively- and clearly to tu responsibility • 53 �(c) • 16. The entorcement portions ot this Article should be expanded to include a clear a.nd concise procedure tor correcting Tiolations • including the use ot "1.oning Tickets" a.nd the uae ot "District Court". Comments about the Various Zoning Districts (a) Delete !wbbile Rome Park District a.nd list MR Parka as a Speci&l. Uae specitying caiditions. (b) AG District - Detine and list Agribusinesses to be permitted in this District and specity conditions. • (c) Residential Districts - vhen single tam.ily dwellings . &re permitted in a 1.oning District multiple family dvelling structures should not be and Tice Tersa. (d) Speci&.l Uses should be thought through as to vhether or not it would be advisable to put them aJ.l. under their ovn Article, "Special Uses" ( alre&dy provided tor in the Ordinance) vhen they are permitted in more than one district or vhen they are permitted in onl7 one district. (e} Airports and la.nding strips are a special problem &.nd should not simply be listed as a permitted or a special use vi thout the condition that they meet allot the requirements ot the Michigan and l"ederal Aeronautics Commissions. A-lot ot liability potential • (t) Quite a tev Temporary and Transient Uses could be better handled through Supplementary Regulations rather than the lengthy Special Use Permit and Site Plan Reviev Procedure. (g) The uses in each District abculd be thought out in terms ot (l) vbat uses are nov existing in the area a.nd vbich ot these should be planned a.nd zoned to continue to be encouraged to denlop in the Township, (2) those uses vbicb are in the surrounding area and could be legitimately added to the ones to be encouraged to develop in the Tovnsbip, (3) those required by State lav and (4) those additiona.l uses that do not tit any ot the aboTe but which vould be acceptable. (h) I.iTestock, other than those found on legitimate farming operations should meet certain m.inimum lot or parcel require•ats and ao much additional area (acreage) tor additional animals. • ( i) In vater:tront areas there sbculd be more requirements than tor nonvater:tront lots and parcels. (J ) Side yards in a spacious area like Stockbridge Tovnship should require that the side yard sh&l.l. be equal to at least the height ot the structure located nearest to a aide lot line. 54 �• l 7. (k) Page 30 "Site Pl.an ReTiev" tor lik>bile Rome Parka should. be in the Article tor Site Plan Review and. get the same treatment aa other Special. uses • (l) ot Principal Uses are to be located in one d.evelcpment the proJect becomes either a "Special. E!!_" or a "Planned Unit DeTelopment" ~ Provisions tor thi.s it included in the Ordinance, should. be made under "Generai ProTiaions". (examt>le: "Fireto.x Stockbridge.") (m) Frontage access road.a should be considered tor inclusion in the Ordinance tor all 111\1.ltiple tamily, commercial &lld. industrial land uaes located along ~52. (n) Ottice, Commercial and Industrial Park projects may va.nt to be included under a Planned Unit Development (POD) Article. (o) Some ot the mere extensive and large land. holdings, particularly a.long K-52 may want to be designated by the Tovnahip as PUD Districts tor Ottice, Commercial, Indu.strial and Multiple Family proJect.s ot minimum. acreages so as to prevent "strit>" developments and. keep M-52 & better and aater route. Whenever a combination Section 604 ( page 64) Changes and Amendments: This Section needs to be mad.e a separate Article. · • 67 - Section 606 "Vested Right" should. be a part of "General Conditions." 18. Page 19. The Zoning Map needs to be at a larger and. more accurate sea.le vith the Otticia.l Zoning Map located in the Township R&.ll in the Tow ship Clerk's Ottice. A Section by Section Atlas ot existing land use vith clear acetate overlays shovi~ the planned land uses on one and the Zoning District boundaries on the other. This latter should be made trom the Assessor's Section Ma.pa vbich are at a larger scale and shov lots and pa:cels tor more accuracy. i:!!; Robert B. Hot g, PCP Planning and Zoning Consultant • 55 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Stockbridge-Twp_Master-Plan_1990 Creator An entity primarily responsible for making the resource Robert B. Hotaling, PCP#2 Date A point or period of time associated with an event in the lifecycle of the resource 1990-02 Title A name given to the resource Master Plan Description An account of the resource The Master Plan for Stockbridge Township was prepared by Robert B. Totaling, PCP#2 and was revised in February 1990. Subject The topic of the resource Master plan reports Stockbridge Township (Mich.) Ingham 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/9518059e71007077fbcfeec350c3a9de.pdf d060e4bf653ff378b700c05ab88a3b40 PDF Text Text St. Joseph Charter Township Zoning Ordinance Recommended by Planning Commission November 10, 2020 Revisions as Requested by Planning Commission and Township Board April 16, 2021 ADOPTED: July 12, 2021 EFFECTIVE: July 19, 2021 AS AMENDED: April 16, 2021 �This page is left blank intentionally. �Summary Table of Amendments Ordinance Number Effective Date Amended Section(s) St. Joseph Charter Township Zoning Ordinance Description i Recommended by Planning Commission �This page is left blank intentionally. St. Joseph Charter Township Zoning Ordinance ii Recommended by Planning Commission �Table of Contents ARTICLE 1: GENERAL .................................................................................................................................... 1 Section 1.01 Intent and purpose of chapter. ........................................................................................................... 1 Section 1.02 Definitions .............................................................................................................................................. 2 Section 1.03 Interpretation of Chapter ................................................................................................................... 14 Section 1.04 Violations Declared Nuisance; Abatement of Violations ............................................................. 15 ARTICLE 2: ADMINISTRATION AND ENFORCEMENT ................................................................... 17 Section 2.01 Generally .............................................................................................................................................. 17 Section 2.02 Nonconforming Use, Structures, and Parcels ............................................................................... 19 Section 2.03 Zoning Ordinance Text Amendment and Map Revision Procedures ........................................ 20 Section 2.04 Special Uses ........................................................................................................................................ 22 Section 2.05 Site Plans ............................................................................................................................................. 27 Section 2.06 Planning Commission ........................................................................................................................ 28 Section 2.07 Zoning Board of Appeals; Appeals and Variances ....................................................................... 29 ARTICLE 3: ZONING DISTRICTS ESTABLISHED .............................................................................. 33 Section 3.01 Districts Established .......................................................................................................................... 33 Section 3.02 Official Zoning Map ............................................................................................................................ 33 Section 3.03 Interpretation of District Boundaries ............................................................................................... 34 Section 3.04 Zoning of Streets, Waterways, and Railroad Right of Ways ....................................................... 34 ARTICLE 4: PERMITTED AND SPECIAL USES .................................................................................. 35 Section 4.01 Table of Permitted Uses .................................................................................................................... 35 Section 4.02 Bed and Breakfast .............................................................................................................................. 36 Section 4.03 Cemetery .............................................................................................................................................. 37 Section 4.04 Drive-Thru or Drive-In ........................................................................................................................ 37 Section 4.05 Drive-In Movie Theater ....................................................................................................................... 37 St. Joseph Charter Township Zoning Ordinance iii Recommended by Planning Commission �Section 4.06 Dwelling Unit........................................................................................................................................ 37 Section 4.07 Essential Services .............................................................................................................................. 38 Section 4.08 Event Space ......................................................................................................................................... 38 Section 4.09 Funeral Home ...................................................................................................................................... 38 Section 4.10 Automotive Fueling Station (Gas Station): .................................................................................... 38 Section 4.11 Home Occupations ............................................................................................................................. 39 Section 4.12 Hospital ................................................................................................................................................. 39 Section 4.13 Hotel or Motel ...................................................................................................................................... 39 Section 4.14 Kennels ................................................................................................................................................. 39 Section 4.15 Manufacturing ..................................................................................................................................... 39 Section 4.16 Marina ................................................................................................................................................... 39 Section 4.17 Medical or Dental Clinic ..................................................................................................................... 39 Section 4.18 Mobile Home ........................................................................................................................................ 40 Section 4.19 Municipal / Public Uses: .................................................................................................................... 40 Section 4.20 Nursing or Convalescent Home ....................................................................................................... 40 Section 4.21 Office ..................................................................................................................................................... 40 Section 4.22 Personal Services ............................................................................................................................... 41 Section 4.23 Private School and/or Child Care ..................................................................................................... 41 Section 4.24 Recreation – Indoor ............................................................................................................................ 41 Section 4.25 Recreation – Outdoor ......................................................................................................................... 42 Section 4.26 Religious Institution ........................................................................................................................... 42 Section 4.27 Research and Development .............................................................................................................. 42 Section 4.28 Restaurant ............................................................................................................................................ 42 Section 4.29 Retail ..................................................................................................................................................... 42 Section 4.30 Self-Storage Facilities ........................................................................................................................ 43 Section 4.31 Solar Energy Facility .......................................................................................................................... 43 Section 4.32 Trucking & Logistics .......................................................................................................................... 43 St. Joseph Charter Township Zoning Ordinance iv Recommended by Planning Commission �Section 4.33 Vehicle Repair ..................................................................................................................................... 43 Section 4.34 Vehicle Sales and/or Rental .............................................................................................................. 43 Section 4.35 Vehicle Wash ....................................................................................................................................... 44 Section 4.36 Warehousing ........................................................................................................................................ 44 Section 4.37 Wholesale ............................................................................................................................................. 44 Section 4.38 Wind Energy Conversion System (WECS) ..................................................................................... 44 Section 4.39 Wireless Telecommunication Facility ............................................................................................. 44 ARTICLE 5: SCHEDULE OF REGULATIONS....................................................................................... 45 Section 5.01 Schedule of Regulations for Principal Structures ........................................................................ 45 ARTICLE 6: ZONING DISTRICT REGULATIONS................................................................................ 47 Section 6.01 R-1 Single Family – Low Density District ....................................................................................... 47 Section 6.02 R-2 Single Family – Medium Density District ................................................................................. 47 Section 6.03 R-3 Mixed Density Residential District ............................................................................................ 48 Section 6.04 R-4 Multi-Family Residential District ............................................................................................... 49 Section 6.05 B-1 Limited Business District ........................................................................................................... 51 Section 6.06 B-2 General Business District .......................................................................................................... 52 Section 6.07 I-1 Limited Industrial District ............................................................................................................ 52 Section 6.08 I-2 General Industrial District ............................................................................................................ 53 Section 6.09 Floodplain Regulations ...................................................................................................................... 54 ARTICLE 7: PLANNED UNIT DEVELOPMENT .................................................................................... 57 Section 7.01 Purpose ................................................................................................................................................ 57 Section 7.02 Basic Provisions and Requirements ............................................................................................... 57 Section 7.03 Procedure for Approval ..................................................................................................................... 57 Section 7.04 Contents of Petition ............................................................................................................................ 59 Section 7.05 Construction of Improvements ........................................................................................................ 60 Section 7.06 Street Classifications and Specifications....................................................................................... 60 St. Joseph Charter Township Zoning Ordinance v Recommended by Planning Commission �Section 7.07 Compliance .......................................................................................................................................... 60 Section 7.08 General Standards .............................................................................................................................. 60 Section 7.09 Residential Uses ................................................................................................................................. 61 Section 7.10 Business Uses ..................................................................................................................................... 62 Section 7.11 Industrial Uses .................................................................................................................................... 63 ARTICLE 8: SUPPLEMENTAL DISTRICT REGULATIONS ............................................................. 67 Section 8.01 Scope of District Regulations ........................................................................................................... 67 Section 8.02 Use and Bulk Regulations ................................................................................................................. 67 Section 8.03 Lot Coverage ....................................................................................................................................... 67 Section 8.04 Access to Public Streets ................................................................................................................... 68 Section 8.05 Number of Buildings on Lot .............................................................................................................. 69 Section 8.06 Rezoning of Public and Semipublic Areas ..................................................................................... 69 Section 8.07 Accessory Buildings .......................................................................................................................... 69 Section 8.08 Temporary Buildings for Construction Purposes ......................................................................... 69 Section 8.09 Home Occupations ............................................................................................................................. 69 Section 8.10 Existing Special Uses ........................................................................................................................ 71 Section 8.11 Uses Not Specifically Permitted ....................................................................................................... 72 Section 8.12 Sidewalks ............................................................................................................................................. 72 Section 8.13 Solar Energy ........................................................................................................................................ 73 ARTICLE 9: OFF-STREET PARKING AND LOADING ...................................................................... 75 Section 9.01 Purpose of Article ............................................................................................................................... 75 Section 9.02 General Provisions ............................................................................................................................. 75 Section 9.03 Design, Maintenance, and Use of Parking Facilities .................................................................... 76 Section 9.04 Location of Parking Facilities ........................................................................................................... 77 Section 9.05 Schedule of Parking Requirements ................................................................................................. 78 Section 9.06 Off-Street Loading Facilities ............................................................................................................. 81 St. Joseph Charter Township Zoning Ordinance vi Recommended by Planning Commission �ARTICLE 10: SIGNS ....................................................................................................................................... 83 Section 10.01 Purpose and Intent ............................................................................................................................. 83 Section 10.02 Definitions ............................................................................................................................................ 83 Section 10.03 Permits .................................................................................................................................................. 86 Section 10.04 Prohibited Signs ................................................................................................................................. 87 Section 10.05 Temporary Commercial Signs .......................................................................................................... 88 Section 10.06 Electronic Message Centers ............................................................................................................. 88 Section 10.07 Clear Corner Vision ............................................................................................................................ 90 Section 10.08 Permitted Permanent Signs .............................................................................................................. 90 Section 10.09 Non-Conforming Signs ...................................................................................................................... 93 Section 10.10 Waiver Process ................................................................................................................................... 93 ARTICLE 11: MISSING MIDDLE OVERLAY .......................................................................................... 95 Section 11.01 Statement of Purpose ........................................................................................................................ 95 Section 11.02 Applicability ......................................................................................................................................... 95 Section 11.03 Eligibility ............................................................................................................................................... 96 Section 11.04 Missing Middle Residential Buildings ............................................................................................. 97 Section 11.05 Mixed Use Buildings........................................................................................................................... 99 ARTICLE 12: TELECOMMUNICATION TOWERS ............................................................................. 101 Section 12.01 New Facilities..................................................................................................................................... 101 Section 12.02 Co-Locations and Modifications to Existing Facilities. ............................................................. 101 Section 12.03 Small Cell Zoning Exemption. ........................................................................................................ 102 Section 12.04 Abandonment .................................................................................................................................... 102 ARTICLE 13: LIGHTING .............................................................................................................................. 103 Section 13.01 Intent. .................................................................................................................................................. 103 Section 13.02 Applicability ....................................................................................................................................... 103 Section 13.03 Examples of Fixtures. ...................................................................................................................... 103 St. Joseph Charter Township Zoning Ordinance vii Recommended by Planning Commission �Section 13.04 Foot-candles Standards .................................................................................................................. 104 Section 13.05 General Requirements ..................................................................................................................... 106 Section 13.06 Prohibited Lighting ........................................................................................................................... 106 Section 13.07 Exempt Lighting ................................................................................................................................ 106 Section 13.08 Special Use Lighting ........................................................................................................................ 107 ARTICLE 14: LANDSCAPING ................................................................................................................... 109 Section 14.01 Intent ................................................................................................................................................... 109 Section 14.02 Maintenance of Existing Landscape Material .............................................................................. 109 Section 14.03 Applicability of Requirements. ....................................................................................................... 109 Section 14.04 Submittal Requirements. ................................................................................................................. 109 Section 14.05 Soil and Planting Requirements..................................................................................................... 111 Section 14.06 Required Landscaping ..................................................................................................................... 113 Section 14.07 Landscape Design Requirements .................................................................................................. 114 Section 14.08 General Regulations ......................................................................................................................... 116 St. Joseph Charter Township Zoning Ordinance viii Recommended by Planning Commission �Article 1: General Section 1.01 Intent and purpose of chapter. (A) This chapter is adopted to implement one or more of the following purposes: (1) Promote and protect the public health, safety, morals, comfort and general welfare of the people of St. Joseph Charter Township. (2) Divide the Township into zones or districts, restricting and regulating therein the location, erection, construction, reconstruction, alteration, and use of buildings, structures and land for residence, business, manufacturing and other specified uses. (3) Protect the character and stability of the residential, business, and manufacturing areas within the Township and promote the orderly and beneficiail development of such areas. (4) Provide adequate light, air, privacy, and convenience of access to property. (5) Regulate the intensity of lot areas and determine the area of open spaces surrounding buildings necessary to provide adequate light and air, and to protect the public health. (6) Establish building lines and the locations of buildings designed for residential, business and manufacturing or other uses within such areas. (7) Fix reasonable standards to which buildings or structures shall conform therein. (8) Prohibit uses, buildings or structures incompatible with the character of development or intended uses within specified zoning districts. (9) Prevent additions to or alteration or remodeling of existing buildings or structures in such a way as to avoid the restrictions and limitations imposed under this chapter. (10) Limit congestion in the public streets and protect the public health, safety, convenience and general welfare by providing for the off-street parking of motor vehicles and the loading and unloading of commercial vehicles. (11) Facilitate adequate provision for a system of transportation, sewage disposal, safe and adequate water supply, education, recreation and other public requirements. (12) Protect against fire, explosion, noxious fumes, and other hazards in the interest of public health, safety, comfort, and general welfare. (13) Prevent the overcrowding of land and undue concentration of structures, so far as is possible and appropriate in each district, by regulating the use and bulk of buildings in relation to the land surrounding them. (14) Conserve the taxable value of land and buildings throughout the Township. (15) Conserve the natural resources and character of land throughout the Township. (16) Provide for the gradual elimination of nonconforming uses of land, buildings, and structures which are adversely affecting the character and value of desirable development in each district. St. Joseph Charter Township Zoning Ordinance 1 Recommended by Planning Commission �(17) Define and limit the powers and duties of the administrative officers and bodies as provided in this Chapter. (18) Prescribe the penalties for the violation of the provisions of this chapter or any amendments thereto. Section 1.02 Definitions The following words, terms, and phrases, when used in this Chapter, shall have the meanings ascribed to them in this Section, except where context clearly indicates a different meaning. The phrase “used for” includes the phrases “arranged for,” “designed for,” “intended for,” “maintained for,” and “occupied for.” Uses of land are defined in Article 4. Signage terms are defined in Article 10. Any term not defined in this Ordinance shall be have the meaning listed in the most recent edition of Webster’s Dictionary. Abandonment means any action or inaction indicating an intent to give up one's right or interest in property or intention to give up a particular use of such property. Accessory structure or use. (1) An accessory structure or use is one which: (a) Is subordinate to and serves a principal use; (b) Is subordinate in area, extent or purpose to the principal use served; (c) Contributes to the comfort, convenience or necessity of occupants of the principal building or principal use served; and (d) Is located on the same zoning lot as the principal building or principal use served, with the single exception of such accessory off-street parking facilities as are permitted to locate elsewhere than on the same zoning lot with the building or use served. (2) An accessory use includes but is not limited to the following: (a) A children's playhouse, garden house and private greenhouse. (b) A shed, garage or building for domestic storage. (c) Incinerators incidental to residential use. (d) Storage of merchandise normally carried in stock on the same lot with any retail service or business use, unless such storage is excluded by the district regulations. (e) Storage of goods used in or produced by manufacturing activities on the same lot or parcel of ground with such activities, unless such storage is excluded by the district regulations. (f) Swimming pool, private, for use by the occupant and guests. Swimming pools, either in-ground or aboveground, shall be considered accessory structures, and must meet accessory structure regulations. (g) Off-street vehicle parking areas, and loading facilities. (h) Signs as permitted and regulated in each Zoning District. (i) Carports. (j) Public utility facilities, telephone, electric, gas, water and sewer lines, their supports and incidental equipment, unless such use is excluded by the district regulations. St. Joseph Charter Township Zoning Ordinance 2 Recommended by Planning Commission �Agriculture means all the processes of planting, growing, harvesting of crops in the open and the raising and feeding of livestock and poultry, including farming. Alteration, structural, means any change which would tend to prolong or to alter the life of or alter or change or remove the supporting members of a building or structure, such as bearing walls, columns, beams or girders. Apartment means a room or suite of rooms in a multiple-family structure which is arranged, designed, used or intended to be used as a single housekeeping unit. Complete kitchen facilities (sink, stove, refrigerator and storage facilities) and necessary sanitary facilities must always be included for each apartment. Apartment hotel. See Hotel, apartment. Auditorium means a room, hall or building, made a part of a church, theater, school, recreation building or other building, assigned to the gathering of people as an audience to hear lectures, plays and other presentations. Awning means a roof-like cover, temporary in nature, which projects from the wall of a building or overhangs the public way. Basement means a story partly or wholly underground. Where more than one-half of its height is above the established curb level, or above the average level of the adjoining ground where the curb level has not been established, a basement shall be counted as a story for the purpose of height measurement. Bedroom. Any room other than a living room, family room, dining room, kitchen, bathroom, or utility room shall be considered a bedroom. Block means a tract of land bounded by streets, or in lieu of streets, by public parks, cemeteries, railroad rightsof-way, bulkhead lines or shorelines of waterways or corporate boundary lines of municipalities. Boardinghouse means a building other than a hotel or restaurant where meals are provided for compensation to three but not more than 12 persons who are not members of the keeper's family. Buildable area means the space remaining on a zoning lot after the minimum open space requirements have been complied with. Building means any covered structure built for the support, shelter or enclosure of persons, animals, or movable property of any kind, and which is permanently affixed to the land. Building, detached, means a building surrounded by open space on the same building lot. St. Joseph Charter Township Zoning Ordinance 3 Recommended by Planning Commission �Building Height means the vertical distance measured from the sidewalk level or its equivalent established grade opposite the middle of the front of the building to the highest elevation of the roof in the case of a slant or flat roof and to the mean height level between eaves and ridge of a gable, hip, mansard, or gambrel roof; provided that, where buildings are set back from the right-of-way line, the height of the building may be measured from the average elevation of the finished lot grade at the front of the building. Building line means the line nearest the front of and across a zoning lot, establishing the minimum open space to be provided between the front line of a building or structure and the street right-of-way line. Building, nonconforming, means any building which does not conform to the regulations in this Chapter prescribing the required yards, coverage, height and setbacks and minimum required usable open space for the district in which the building is located. Building permit means a permit issued by the Township Building Official for the construction, alteration, removal or demolition of a building or structure within the Township. Building, principal, means a non-accessory building in which the principal use of the zoning lot on which it is located is conducted. Building setback line means a line parallel to the lot line at a distance from it regulated by the yard requirements set up in this chapter. Building, temporary, means any building not designated to be permanently located in the place where it is or where it is intended to be placed or affixed. Bulk is a term used to indicate the size and setbacks of buildings or structures and location of buildings or structures with respect to one another, and includes the following: (1) Size and height of buildings. (2) Location of exterior walls at all levels in relation to lot lines, streets, or other buildings. (3) All open spaces allocated to the building. (4) Amount of lot area per dwelling unit. (5) Required parking areas. Carport means a roofed-over area, attached to and/or detached from the principal building, for vehicle storage, which may be open on three sides if attached or four sides if detached. St. Joseph Charter Township Zoning Ordinance 4 Recommended by Planning Commission �Cluster subdivision means a land subdivision with a majority of the individual building sites abutting directly on parks or other common open space. Curb level means the level of the established curb in front of the building measured at the center of such front. Where a building faces on more than one street, the curb level shall be the average of the levels of the curbs at the center of the front of each street. Where no curb elevation has been established, the mean of the street grade shall be considered the curb level. Districts means the areas into which the Township has been divided for which uniform regulations governing the use, size and intensity of land and buildings and open space around buildings are established. Dwelling means a building or portion thereof, not including a house trailer or mobile home, designed or used exclusively for residential occupancy, including one-family dwelling units and two-family dwelling units, but not including hotels, motels, boardinghouses or lodginghouses. Dwelling, detached, means a dwelling which is entirely surrounded by open space and is not connected to any other dwelling unit by roof, walls or porches on the same lot. Dwelling, group, means two or more one-family, two-family, or multiple-family dwellings or boardinghouses or lodginghouses located on one zoning lot, but not including tourist courts or motels. Dwelling, modular, means a detached residential dwelling composed of two or more units containing an assembly of materials or products intended to compose part of a building or structure, which are assembled at other than the final location of the unit under circumstances intended to ensure conformity of quality and material content. Dwelling, multiple-family, means a residential building, other than a mobile home, designed for or occupied by three or more families, with the number of families in residence not exceeding the number of dwelling units provided. Dwelling, row (party wall), means a row of two to eight attached one-family party wall dwellings, not more than 2 1/2 stories in height, and not more than two rooms in depth, measured from the building line. Dwelling, single-family, means a detached residential dwelling unit, other than a mobile home, designed for and occupied by one family only. Dwelling, two-family, means a detached residential building, other than a mobile home, containing two dwelling units and designed for occupancy by not more than two families. Dwelling unit means a room or rooms connected together constituting a separate, independent housekeeping establishment for one-family occupancy, and physically separated from any other rooms or dwelling units which may be in the same structure, and containing independent cooking, bathroom and sleeping facilities. Efficiency unit means a dwelling unit consisting of one principal room for living, sleeping, and eating plus facilities for cooking and a complete bath and toilet facilities. Family means one or more persons related by blood, marriage or adoption, or a group of persons (including live-in assistance), who need not be related by blood, marriage or adoption, living together and maintaining a common household, but not including sororities, fraternities, or other similar organizations. Fence means a structure which is a barrier and is used as a boundary or means of protection or confinement. Fence, solid, means a fence, including gates, which conceals from view of the adjoining properties, streets or alleys activities conducted behind it. St. Joseph Charter Township Zoning Ordinance 5 Recommended by Planning Commission �Flood insurance rate map (FIRM) means the official map on which the Federal Emergency Management Agency has delineated both the areas of special flood hazards and the risk premium zones applicable to the community. Flood insurance study means the official report provided by the Federal Emergency Management Agency that includes flood profiles, the flood boundary-floodway map and the water surface elevation of the base flood. Floodplain means the area defined by the most current 100-year flood hazard elevation (one percent chance of flooding in any given year) as described within the U.S. Department of Housing and Urban Development-Federal Emergency Management Agency flood insurance study for the Township. Floodway means the channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than 0.01 foot. Frontage means all the property fronting on one side of a street between the nearest intersecting streets or between a street and a right-of-way, waterway or other similar barrier. Garage, means any accessory building or an accessory portion of the principal building which is intended for and used to store the private passenger vehicles of the families resident on the premises, and in which no business, service or industry connected directly or indirectly with the automotive vehicles is carried on; provided that not more than one-half of the space may be rented for the private vehicles of persons not resident on the premises, except that all the space in a garage of one- or two-car capacity may be so rented. Such a garage shall not be used for more than two commercial vehicles and the load capacity of such vehicles shall not exceed 2 ½ tons. Golf Course means public, semipublic, or private grounds over which the game of golf is played, including accessory buildings and land uses incidental thereto. Grade, street, means the elevation of the established street in front of the building measured at the center of such front. Where no street grade has been established, the county or authorized engineer shall establish such street grade or its equivalent for the purpose of this Chapter. Gross floor area. For the purpose of determining requirements for off-street parking and off-street loading, the floor area shall mean the sum of the gross horizontal area of the several floors of the building or portion thereof devoted to such use, including accessory storage areas located within selling or working space, such as counters, racks or closets, and any basement floor area devoted to retailing activities, to the production of goods or to business or professional offices. However, floor area for the purpose of measurement of off-street parking spaces shall not include floor area devoted primarily to storage purposes. The following areas shall not be included for the purpose of measurement of off-street parking spaces: (1) Floor area devoted to off-street parking or loading facilities, including aisles, ramps, and maneuvering space. (2) Basement floor area other than area devoted to retailing or service activities or the production or processing of goods, or to business or professional offices. Ground floor area, means the lot area covered by a principal building measured at grade from the exterior walls, excluding open porches or terraces, garages, or carports. Home occupation means an occupation or profession carried on by an occupant of a dwelling unit as a secondary use which is incidental to the use of the dwelling unit for residential purposes. Hotel, apartment, means a hotel in which at least 90 percent of the hotel accommodations are for occupancy by permanent guests. St. Joseph Charter Township Zoning Ordinance 6 Recommended by Planning Commission �Laboratory, means a place devoted to experimental study such as testing and analyzing. Loading and unloading space or area, off-street, means an open, hard-surfaced area, other than a street or a public way, the principal use of which is for standing, loading and unloading of motor vehicles, tractors and trailers, to avoid undue interference with public streets and alleys. Such space shall not be less than ten feet in width, 50 feet in length, and 14 feet in height, exclusive of access aisles and maneuvering space. Lodginghouse and roominghouse mean a building with the owner in residence with not more than five guestrooms where lodging is provided for compensation pursuant to previous arrangement, but not open on a daily, overnight or per-meal basis to transient guests. Lot means a parcel of land of at least sufficient size, exclusive of areas under water, to meet minimum zoning requirements for use, coverage and area, and to provide such yards and other open spaces as are required in this Chapter. The word "lot" includes the words "plot" and "parcel." A lot shall have frontage on a recorded public or private street. In no case of division or combination shall any new or residual lot or parcel be created which does not meet the requirements of this chapter. Lot coverage means the area of a zoning lot occupied by the principal building or buildings and accessory structures. These structures include, but are not limited to, swimming pools, decks and driveways and other habitable and non habitable dwelling areas. Lot frontage. The front of a lot shall be construed to be the portion nearest the street. For the purpose of determining yard requirements on corner lots and through lots, all sides of a lot adjacent to streets shall be considered frontage, and yards shall be provided as indicated under the yard definitions in this section. Lot line means a property boundary line of any lot held in single or separate ownership, except that, where any portion of the lot extends to the abutting street or alley, the lot line shall be deemed to be the street or alley line. Lot measurement. (1) Depth of a lot shall be considered to be the distance between the midpoints of straight lines connecting the foremost points of the side lot lines in the front and the rearmost points of the side lot lines in the rear. (2) Width of a lot shall be considered to be the distance between straight lines connecting the front and rear lot lines at each side of the lot. In determining lot frontage on odd-shaped lots, if the lot abuts on the outside curve boundary of a curving street and as a result the side lot lines diverge toward the rear, the measurement of width may be taken at the front building line of the principal building. In determining lot frontage on odd-shaped lots, if the lot abuts on an inside curve boundary of a curved street wherein the lot lines converge toward the rear line of the principal building, the measurement shall be taken at the front building line or 30 feet behind the front setback line, parallel to the street or street chord. Every corner lot in a residential district having on its side street an abutting interior lot shall have minimum setbacks from both streets equal to the minimum required front setback of the district in which it is located; provided, however, that this does not reduce the buildable width of any lot of record to less than 25 feet. On corner lots where a rear lot line abuts on a side lot line on the adjoining lot, accessory buildings on the corner lot shall have a rear yard setback from the rear lot line a distance equal to the side yard setback required for the district. (3) Depth of required front yards shall generally be measured from the innermost point of the street line (right-of-way) inward for a distance of the required front yard depth, as in diagrams A, B, C, and D. St. Joseph Charter Township Zoning Ordinance 7 Recommended by Planning Commission �In the case of rounded property corners at street intersections, reference points for measurements shall be placed as though the side lot lines would have met the street line if the corner were not rounded, as in diagram E. The front and rear lot lines of the front yard shall be parallel. Lot of record. (1) Lot of record means a lot which is a part of a subdivision recorded in the office of the county register of deeds, or a lot or parcel described by metes and bounds, the description of which has been recorded. (2) Every single-family, two-family, and multiple-family dwelling structure shall be located upon a lot of record, and no more than one such structure or unit shall be erected upon such lot of record. St. Joseph Charter Township Zoning Ordinance 8 Recommended by Planning Commission �(3) The creation of a lot of record on any premises or parcel of land by the proprietor thereof, or by his heirs, executors, administrators, legal representatives, successors or assigns, where the act of creating a lot of record creates five or more lots of record each of which is ten acres or less in area created by successive acts within a period of ten years, shall be deemed subdividing as defined in Public Act No. 288 of 1967 (MCL 560.101 et seq.), even if such lots ofrecord are surveyed and a plat thereof submitted, approved and recorded as required by such act and the ordinances of the Township. Lot types. The following diagram illustrates terminology used in this chapter with reference to corner lots, interior lots, and through lots and reverse corner lots: St. Joseph Charter Township Zoning Ordinance 9 Recommended by Planning Commission �In the diagram: A Through lot, defined as a lot other than a corner lot with frontage on more than one street. Through lots abutting two streets may be referred to as double frontage lots. B Interior lot, defined as a lot other than a corner lot with only one frontage on a street. C Corner lot, defined as a lot located at the intersection of two or more streets. A lot abutting on a curved street shall be considered a corner lot if straight lines drawn from the foremost points of the side lot lines to the foremost point of the lot meet on an interior angle of less than 130 degrees. See lots marked A in the diagram. D Reverse corner lot, defined as a lot of which at least two adjacent sides abut for their full length upon a street, provided that such two sides intersect at an angle of not more than 135 degrees. Where a lot is on a curve, if tangents through the extreme point of the street line of su ch lot make an interior angle of not more than 135 degrees, it is a corner lot. In the case of a corner lot with curved street line, the corner is that point on the street lot line nearest to the point of intersection of the tangents described above. Manufacture means the production, making or processing of products or commodities for general consumption of the public or for sale to specialized institutions or organizations. Also included is the subassembly, fabrication, or processing of parts or components for use in other products or commodities. Net site area means the area of a zoning lot, parcel or tract, excluding boundary rights-of-way. Nonconforming use means any building, structure or land lawfully occupied by a use or lawfully established at the time of adoption of the ordinance from which this chapter is derived or the time of adoption of amendments to this Chapter, which does not conform, after the passage of the ordinance from which this Chapter is derived or amendments thereto, with the use regulations of this chapter. Occupancy certificate means a certificate issued by the Building Official stating that the occupancy and use of land or a building or structure referred to therein complies with the provisions of this chapter. Parking area means an open, hard-surfaced area (macadam base and bituminous top), other than a street or public way, intended to be used for the storage of passenger automobiles and commercial vehicles under 1-1/2 tons capacity, and available to the public, whether for compensation, free or as an accommodation to clients or customers. Parking space, off-street, means a space adequate for parking an automobile with room for opening doors on both sides, together with properly related access to a public street or alley and maneuvering room. Required offstreet parking areas for three or more automobiles shall have individual spaces marked and shall be so designed, maintained and regulated that no parking or maneuvering incidental to parking shall be on any street, walk, or alley and so that any automobile may be parked and unparked without moving another. Each parking space shall comprise a net area of at least ten feet by 20 feet. For purposes of rough computation, an off-street parking space and necessary access and maneuvering room may be estimated at 300 square feet, but off-street parking requirements will be considered to be met only when actual spaces meeting the requirements in this definition are provided and maintained, improved in manner appropriate to the circumstances of the case, and in accordance with all ordinances and regulations of the Township. Passenger vehicle means a vehicle used primarily for the transportation of people, and does not include any vehicle in excess of one ton capacity, and specifically excludes a truck-tractor, whether attached to a trailer or not. St. Joseph Charter Township Zoning Ordinance 10 Recommended by Planning Commission �Planned development means a tract of land which is planned as a whole for development under single ownership or control and which, by virtue of such unified planning and development, provides greater amenities, convenience or other benefits than normally would be had through the development. Adequate provision shall be made for basic community facilities such as schools, parks, playgrounds and churches, among others. Porch means a roofed-over building, projecting out from the wall of a main structure and commonly open to the weather in part. Principal use means the main use of land or buildings as distinguished from a subordinate or accessory use. Public open space means any publicly owned open area, including but not limited to parks, playgrounds, forest preserves, beaches, waterways, parkways and streets. Public utility means any organization duly authorized to furnish, under public regulation, to the public, electricity, gas, steam, communications service, transportation or water. Railroad right-of-way means a strip of land with tracks and auxiliary facilities for track operation, but not including depot loading platforms, stations, train sheds, warehouses, car shops, car yards, locomotive shops, water towers, etc. Roadside stand means a structure used or intended to be used solely by the owner or tenant of the parcel on which such structure is located for the sale of the farm products raised on such parcel. Sign. Please see Section 10.02 for the definition of Sign and other definitions related to signage. Special use means a use that would not be appropriate generally or without restriction throughout the zoning district, but which, if controlled as to number, area, location or relation to the neighborhood, would promote the public health, safety, morals, order, comfort, convenience, appearance, prosperity, or general welfare. Such uses may be permitted upon the issuance of a special use permit by the Township Board in such zoning district as a special use, if specific provision for such special use is made in this chapter. Stable, private, means any building which is located on a lot on which a dwelling is located and which is designed, arranged, used or intended to be used for housing horses for the private use of occupants of the dwelling. Stacking requirements means the number of cars that must be accommodated in a reservoir space while awaiting ingress or egress to or from a specified business or service establishment. Story means that portion of a building included between the surface of any floor and the surface of the floor above it, or, if there is no floor above, then the space between the floor and the ceiling above it to it. Any portion of a story exceeding 14 feet in height shall be considered as an additional story for each 14 feet or fraction thereof. Story, half, means that portion of a building under a gable or hip roof, the wall plates of which on at least two opposite exterior walls are not more than 4 1/2 feet above the finished floor of such story. In the case of one-family dwellings, two-family dwellings and multiple-family dwellings less than three stories in height, a half story in a sloping room shall not be counted as a story. Street means a public way other than an alley which affords a primary means of access to abutting property. Street line means a line separating a lot, piece or parcel of land from a street. Structural alterations. See Alterations, structural. St. Joseph Charter Township Zoning Ordinance 11 Recommended by Planning Commission �Structure means anything constructed or erected which requires location on the ground or is attached to something having location on the ground, including a fence or freestanding wall. A sign or other advertising medium, detached or projecting, shall be construed to be a structure. Swimming Pool: Any permanent, non-portable structure or container located either above or below grade designed to hold water to a depth of greater than 24 inches, intended for swimming or bathing. Township: St. Joseph Charter Township. Trailer means a vehicle with or without motive power used or adaptable for living, sleeping, business or storage purposes, having no foundation other than wheels, blocks, skids, jacks, horses or skirting, which does not meet the building code requirements and has been or reasonably may be equipped with wheels or other devices for transporting the structure from place to place. A permanent foundation shall not change its character, nor shall the erecting of additions to the trailer, unless the trailer itself and any additions thereto conform to all Township laws. Trailer sales area means an open area, other than a street, used for the display or sale of new or used trailers, and where no repair work is done except for minor incidental repair of trailers to be displayed and sold on the premises. Trailer, sports or camping, means a vehicle designed to be used primarily for recreational purposes, including temporary sleeping quarters and/or cooking facilities, or a unit designed to be attached to a vehicle and used for such purposes, including self-propelled motor homes, pickup campers, travel trailers and tent trailers. Trailer, utility. See Utility vehicles and trailers. Truck parking area or yard means any land used or intended to be used for the storage or parking of trucks, trailers, and tractors, including commercial vehicles, while not loading or unloading, which exceed 1 1/2 tons capacity. Use means the purpose for which land or buildings is designed, arranged or intended or for which it is occupied or maintained, let or leased. Use, principal means the main use of the land or structures as distinguished from a subordinate or accessory use. Utility vehicles and trailers means trucks and trailers available on a rental basis. Variance is a dispensation permitted for individual parcels of property to alleviate practical difficulty by allowing a reasonable construction or alteration of a building, structure, or property denied by the terms of this Zoning Ordinance because of unusual or unique practical difficulties and not by actions of the property owner. The Zoning Board of Appeals may grant variance dispensation from dimensional regulations of the Zoning Ordinance if such action will not be contrary to the public interest, literal interpretation of the provisions of this ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same zoning district under the terms of this ordinance, and that the variance is the minimum necessary. Vehicle sales lot (with or without motor power) means a zoning lot on which used or new cars, trailers or trucks are displayed in the open for sale or trade. Yard means a required open space between a lot line and a structure or group of structures, other than a court, unoccupied and unobstructed by any structure or portion of a structure except as provided in this Chapter; provided, however, that fences, walls, poles and other customary yard accessories, ornaments, and furniture may be permitted in any yard subject to height limitations and requirements limiting obstruction of visibility. St. Joseph Charter Township Zoning Ordinance 12 Recommended by Planning Commission �St. Joseph Charter Township Zoning Ordinance 13 Recommended by Planning Commission �Yard, front, means a front yard extending between side lot lines across the front of a lot adjoining a public street; or, in the case of waterfront lots, which shall be considered as through lots, a public street on one frontage and the waterfront on the other frontage. In the case of through lots, unless the prevailing front yard pattern on adjoining lots indicates otherwise, front yards shall be provided on all frontages. Where one of the front yards that would normally be required on a through lot is not in keeping with the prevailing yard pattern, the Zoning Administrator may waive the requirement for the normal front yard and substitute therefor a special yard requirement, which shall not exceed the average of the yards provided on adjacent lots. In the case of corner lots, unless the prevailing front yard pattern on adjoining lots indicates otherwise, the narrowest street frontage shall be considered the front lot line. Any other street frontages shall be considered side lot lines. Yard, rear, means the yard extending across the rear of a lot between side lot lines. The depth of a required rear yard shall be measured in such a manner that the yard established is a strip of the minimum width required by the district regulations with the inner edge parallel with the rear lot line. Yard, side, means a yard extending from the rear line of the required front yard to the front line of the required rear yard. In the case of through lots, side yards shall extend between the rear lines of the required front yards. The width of a required side yard shall be measured in such a manner that the yard established is a strip of the minimum width required by the district regulations with the inner edge parallel with the side lot line. Zoning Administrator means the Zoning Administrator, usually the Building Official, appointed by the Township Board, and such deputies or assistants as have been or shall be duly appointed. That officer is hereby authorized and it is his or her duty to administer and enforce the provisions of this Chapter, making such determinations, interpretations and orders as are necessary therefor and with applications for permits as are necessary for him or her to judge compliance with this Chapter. Zoning lot means a single tract of land within a single block which, at the time of filing for a building permit, is designated by its owner or developer as a tract to be used, developed or built upon as a unit under single ownership or control. Therefore, a zoning lot may or may not coincide with a lot of record. Zoning Map means the map incorporated in this Chapter as a part of this Chapter, designating zoning districts. Section 1.03 Interpretation of Chapter (A) Minimum Requirements. The provisions of this chapter shall be held to the minimum requirements for the promotion of public health, morals, and welfare or as set by law. (B) Relationship with other laws. Except as otherwise provided in the Township Zoning Act (MCL 125.271 et seq.), insofar as the provisions of this chapter are inconsistent with the provisions of other ordinances, the provisions of this chapter shall be controlling. State law reference – Similar provisions, MCL 125.298 (C) Effect on existing agreements. This Chapter is not intended to abrogate any easement, covenant, or another private agreement, provided that, where the regulations of this chpater are more restrictive or impose higher standards or requirements than such easements, covenants, or other private agreements, the requirements of this Chapter shall govern. St. Joseph Charter Township Zoning Ordinance 14 Recommended by Planning Commission �Section 1.04 Violations Declared Nuisance; Abatement of Violations Any use of land, dwellings, buildings, or structures, including tents and trailer coaches, used, erected, altered, razed, or converted in violation of any provision of this chapter, or regulations lawfully adopted under this Chapter, is hereby declared to be a nuisance, and the Township Board, after resolution duly adopted, or any private citizen, may take action in any court of competent jurisdiction to cause the abatement of such nuisance, and such remedy shall be in addition to the imposition of penalty for violation of the terms of this Chapter. State law reference – Similar provisions, MCL 125.294 St. Joseph Charter Township Zoning Ordinance 15 Recommended by Planning Commission �This page left intentionally blank. St. Joseph Charter Township Zoning Ordinance 16 Recommended by Planning Commission �Article 2: Administration and Enforcement Section 2.01 Generally (A) Administrative Officer (1) Designated. The Building Official, as the Zoning Administrator, is designated to administer and enforce this chapter. (2) Duties. The Building Official shall: (a) Receive applications required, issue permits and furnish certificates, all in their judgment and discretion as authorized. (b) Examine premises for which permits have been issued and make necessary inspections to determine compliance. (c) When requested by the Township Board or when the interest of the Township so requires, make investigations and write reports. (d) Issue such notices or orders as may be necessary. (e) Keep careful and comprehensive records of applicants, permits, certificates, inspections, reports, notices, orders, and all localized actions of the Township Board and file such records permanently by street address. (f) Keep all such records open to public inspection at reasonable hours but not for removal from their office. (g) Report to the Township Board at least once each month as to permits and certificates issued and orders promulgated. (h) Request and receive the assistance and cooperation of the police department, the legal department, and other Township officials. (i) Inform the Township Board of all violations and all other matters requiring prosecution or legal action. (j) Be entitled to rely upon any opinion of the legal department as to the interpretation of this Chapter or the legal application of this chapter to any factual situation. (k) Discharge such other duties as may be placed upon him or her by this Chapter. (B) Building Permits and Zoning Certificates (1) No permit as required by the Township Building Official shall be issued by the Building Official for the construction of a building, structure or land improvement or an alteration or enlargement of an existing building, structure or land improvement and the uses thereof until the Building Official has certified in such permit that the application for a permit with accompanying plans and specifications conforms with the regulations of this Chapter. (2) When a permit is not required by the Zoning Ordinance of the Township for an improvement and the use thereof requiring conformance with the regulations of this Chapter, an application for a zoning certificate shall be filed with the Building Official. A zoning certificate shall be issued only when the application shows conformance with the regulations of this Chapter. St. Joseph Charter Township Zoning Ordinance 17 Recommended by Planning Commission �(3) All applications for building permits or zoning certificates shall be accompanied by a plat in duplicate, drawn to scale, showing the actual dimensions of the lot to be built upon, the size of the building or structure to be erected or structurally altered, its location on the lot, and such other information as may be necessary to provide for the enforcement of this chapter. A careful record of such applications and plats shall be kept in the office of the Building Official. The Building Official shall, in writing, approve or disapprove all building permits in whole or in part, or deny same within 10 business days, except that in case of an unusually complicated building or structure, action shall be taken within 15 business days. Failure to grant, in whole or in part, or deny an application within these periods of time shall be deemed a denial of the application for purposes of authorizing the institution of an appeal to the Board of Appeals. The Building Official shall, in writing, approve or disapprove all zoning certificates within five business days after submission thereof; failure to act shall be deemed approval thereof. (C) Certificate of Occupancy for New Construction and Uses (1) No structure or addition thereto constructed after the effective date of the ordinance from which this Chapter is derived, and no addition to a previous existing building, shall be occupied, and no land vacant on the effective date of the ordinance from which this Chapter is derived shall be used for any purpose, until an occupancy certificate has been issued by the Building Official. No change in a use in any district shall be made until an occupancy certificate has been issued by the Building Official, except that a use or occupancy in an already existing building or structure that was not discontinued during its alteration may be continued for 30 days after completion of the alteration without issuance of an occupancy certificate. Every occupancy certificate shall state that the use or occupancy complies with all the provisions of this Chapter. (2) Every application for a building permit shall also be deemed to be an application for an occupancy certificate. Every application for an occupancy certificate for a new or changed use of land or building where no building permit is required shall be made to the Building Official. (3) No occupancy certificate for a building or addition thereto constructed after the effective date of the ordinance from which this chapter is derived shall be issued until construction has been completed and the premises have been inspected and certified by the Building Official to be in full and complete compliance with the plans and specifications upon which the zoning certificate was based. No addition to a previously existing building shall be occupied, and no new use of a building in any district shall be established, until the premises have been inspected and certified by the Building Official to be in full compliance with all the applicable standards of the zoning district in which it is located. Pending the issuance of a regular certificate, a temporary certificate may be issued and valid for a period not to exceed six (6) months from its date during the completion of any addition or during partial occupancy of the premises (4) An occupancy certificate shall be issued, or written notice shall be given to the applicant stating the reasons why a certificate cannot be issued, not later than five (5) business days after receipt by the Building Official of a written application therefore on a form to be prescribed by the Township and payment of the required fee. (D) Certificate of Occupancy for Nonconforming Uses. Certificates for the continued occupancy of nonconforming uses existing at the time of passage of the ordinance from which this Chapter is derived, or made nonconforming by this chapter shall indicate the use is a nonconforming with the provisions of this Chapter. The Building Official shall notify the owner of the property being used as a nonconforming use and shall furnish the owner with a certificate of occupancy for such nonconforming use. (E) Fees. The Township Board shall establish fees for certificates, occupancy certificates, appeals, applications for amendments or special uses, and other matters pertaining to this Chapter. The schedule of fees shall be posted in the office of the Township Clerk and may be altered or amended only by the Township Board. Until all applicable fees, charges and expenses have been paid in full, no action shall be taken on any application or appeal. State Law References: Fees authorized, MCL 125.3406. St. Joseph Charter Township Zoning Ordinance 18 Recommended by Planning Commission �Section 2.02 Nonconforming Use, Structures, and Parcels (A) Intent; work under existing permits. Within the districts established by this Chapter or any amendments thereto, there exist lots, structures, uses of land and structures and characteristics of use which were lawful before the ordinance codified in this Chapter was passed or amended but which would be prohibited, regulated, or restricted under the terms of this Chapter or amendments. It is the intent of this Chapter to permit these nonconformities to continue until they are removed, but not to encourage their continuation. It is further the intent of this chapter that nonconformities shall not be enlarged upon, expanded or extended, or be used as grounds for adding other structures or uses prohibited elsewhere in the same district. (1) Nonconforming uses are declared by this chapter to be incompatible with permitted uses in the district involved. A nonconforming use of land or a nonconforming use of a structure and land in combination shall not be extended or enlarged after passage of the ordinance from which this Chapter is derived by attachment on a building or premises, or by the addition of other uses of a nature which would be prohibited generally in the district involved. (2) Where a building permit for a building or structure has been issued in accordance with law prior to the effective date of the ordinance from which this chapter is derived, and provided that construction is begun within ninety (90) days of such effective date and diligently prosecuted to completion, the building or structure may be completed in accordance with the approved plans on the basis of which the building permit was issued, and further may, upon completion, be occupied under a certificate of occupancy by the use for which it was originally designated, subject thereafter to the provisions of this division. (B) Non-Conforming Uses. (1) Any use of land or structure, which use was lawful at the time of the effective date of this Ordinance, may be continued; provided, however, such use shall have continued in operation, does not constitute a nuisance, and shall not be enlarged, altered, or changed in area, activity or content during its continuance, except as provided otherwise by proper authority. (2) Any non-conforming use which has ceased its usual conduct of such business for a period of one (1) year or more shall be considered to have terminated and may not thereafter commence operation. (C) Non-Conforming Structure. (1) The use of or occupancy of a non-conforming structure, which was a lawful structure at the time of the effective date of this Ordinance, may be continued; provided however, no enlargement, change, or alteration shall be permitted upon such non-conforming structure, except upon a finding by the Building Official that such enlargement, change or alteration will bring such structure into conformance with this Ordinance, and that the use within such structure is in conformity with the requirements of this Ordinance; and further provided, that no enlargement, change, or alteration of a non-conforming structure housing a non-conforming use shall be permitted, except upon a finding by the Zoning Board of Appeals that such enlargement, change, or alteration will permit greater compliance with the provisions of this Ordinance and that adequate provisions, as required by the Zoning Board of Appeals, are installed or instituted to minimize the detrimental effects on the non-conforming use upon adjoining conforming use. (2) Nothing in this Ordinance shall be deemed to prevent the strengthening or restoring to a safe condition of any structure, or part thereof, declared to be unsafe by any official charged with providing for the public safety, and which strengthening or restoration is ordered by such official. (D) Non-Conforming Properties (Lots, Parcels, and Condominium Units) (1) Any properties, including all lots, parcels, and condominium units that was lawful at the time of the effective date of this Ordinance, but does not comply with all the provisions of this Ordinance may be continued in use; provided, however, the change in use of, or the location, modification, or construction of any structure on such property shall not be permitted, except upon a variance approved by the Zoning Board of Appeals based upon a finding that such a variance is warranted, and subject to such conditions as the Board may find necessary to provide for the public health, safety, and general welfare. St. Joseph Charter Township Zoning Ordinance 19 Recommended by Planning Commission �(2) No building permit shall be issued for the construction of any structure upon any property within any zoning district that cannot meet the dimensional standards and requirements of such district and which lot was created after the enactment of this Zoning Ordinance, or after the enactment of any amendment which affects such standards or requirements, except as provided above. (E) Destruction of Structure. Nothing in this Ordinance shall prevent the restoration, rebuilding, or repairing of any non-conforming structure, or a structure housing a non-conforming use, which structure has been damaged by fire, acts of God, or any act of a public enemy, subsequent to the effective date of this Ordinance, in an amount up to and including fifty (50%) percent of the replacement value of the structure as determined by an assessment board consisting of a qualified appraiser appointed by the Township Board, another by the owner of the structure, and a third appointed by the first two appointees, with the cost of such appraisers shared equally by the Township and the owner, and provided that the restoration or repairing shall have commenced and is diligently prosecuted within one (1) year after the date of destruction. (F) Maintenance. Nothing in this Ordinance shall prevent the renovation or repair of non-structural members, or the maintenance of a non-conforming structure made necessary by ordinary wear and tear, provided the cost of such repair or maintenance does not exceed fifty (50) percent of the state equalized value of the structure. (G) Uses Under Special Use Provisions are Not Nonconforming Uses. Any use which is approved by the Township Board after the effective date of the ordinance from which this Chapter is derived as a special use in a district under the terms of this Chapter in accordance with Article 2, Section 4 of this Chapter shall not be deemed a nonconforming use in such district but shall without further action be considered a conforming use. The Township Board may approve as a special use a use existing prior to the effective date of the ordinance from which this Chapter is derived, subject to the limitations and conditions of this Chapter, as though such existing use were a newly initiated use, in which case the use would thereafter have the status of a conforming use as provided for in this Section. (H) Change of Tenancy, Ownership or Management. There may be a change of tenancy, ownership or management of any existing nonconforming uses of land, structures and premises, provided there is no change in the nature or character of such nonconforming uses. Section 2.03 Procedures Zoning Ordinance Text Amendment and Map Revision (A) Generally. The regulations imposed and the districts created under the authority of this chapter may be amended from time to time, by ordinance, in accordance with applicable statutes of the state. An amendment shall be granted or denied by the Township Board only after a public hearing has been held before the Planning Commission and a report of its findings and recommendations has been submitted to the Township Board. (B) Contents. All petitions for amendments to this chapter, without limiting the right to file additional material, shall contain the following: (1) The petitioner's name, address and interest in the petition, as well as the name, address and interest of every person having a legal or equitable interest in the land. (2) The nature and effect of the proposed amendment. (3) If the proposed amendment would require a change in the Zoning Map, a site plan prepared in accordance with Article 2, Section 5 of this Chapter, a legal description of such land, the present zoning classification of the land, the zoning classification of all abutting districts, and all public and private rightsof-way and easements bounding and intersecting the land under consideration. St. Joseph Charter Township Zoning Ordinance 20 Recommended by Planning Commission �(4) If the proposed amendment would require a change in the Zoning Map, the names and addresses of the owners, according to the current tax roll, of all land within 300 feet of the perimeter of the area to be changed by the proposed amendment. (5) The alleged error in this chapter which would be corrected by the proposed amendment, with a detailed explanation of such alleged error and detailed reasons why the proposed amendment will correct the error. (6) The changed or changing conditions in the area or in the Township which make the proposed amendment reasonable and necessary to the promotion of the public health, safety and general welfare. (7) Optional: Conditional Rezoning Agreement. If the applicant wishes to present a Conditional Rezoning Agreement, as permitted by the Michigan Zoning Enabling Act, it should be submitted with the application, for approval or rejection by the Planning Commission and Township Board. (8) All other circumstances, factors and reasons which the applicant offers in support of the proposed amendment. (C) Filing and Processing of Application. An application for an amendment to this chapter shall be filed with the Township Clerk and thereafter reviewed by the Township Board. Such an application shall be forwarded from the Township Board to the Planning Commission, with a request to hold a public hearing. (D) Public Hearing: Procedure for Adoption. Before submitting its recommendations on a petition to amend this chapter, the Planning Commission shall hold at least one public hearing, notice of which shall be given by two publications in a newspaper of general circulation in the Township. The notice shall be given not less than fifteen (15) days before the date the application will be considered for approval. In addition, the following procedures shall be required: (1) Not less than fifteen (15) days' notice of the time and place of such hearing shall be given by mail to each electric, gas, and pipeline public utility company, each telecommunication service provider, each railroad operating within the district or zone affected, and the airport manager of each airport, that registers its name and mailing address with the Township Clerk for the purpose of receiving such notice, and to each railroad operating within the district or zone affected. An affidavit of mailing shall be maintained. (2) If an individual property or ten or fewer adjacent properties are proposed for rezoning, the Planning Commission shall give a notice of the proposed rezoning to all property owners individually. If eleven (11) or more adjacent properties are proposed for rezoning, the Planning Commission shall not be required to give notice to all property owners individually, but must meet all other notice requirements in this Section. (3) Notice shall also be sent by mail or personal delivery to the owners of property for which approval is being considered. (a) Notice shall also be sent to all persons to whom real property is assessed within three hundred (300) feet of the property and to the occupants of all structures within three hundred (300) feet of the property regardless of whether the property or occupant is located in the Township. (b) The notice shall be given not less than fifteen (15) days before the date the application will be considered for approval. If the name of the occupant is not known, the term "occupant" may be used in making notification under this subsection. The notice shall do all of the following: (i) Describe the nature of the request. (ii) Indicate the property that is the subject of the request. The notice shall include a listing of all existing street addresses within the property. Street addresses do not need to be created and listed if no such addresses currently exist within the property. If there are no street addresses, other means of identification may be used. St. Joseph Charter Township Zoning Ordinance 21 Recommended by Planning Commission �(iii) State when and where the request will be considered. (iv) Indicate when and where written comments will be received concerning the request. (c) All notices required by this section shall include the places and times at which the proposed text and maps may be examined. (4) Following the public hearing, the Planning Commission shall submit the proposed amendment to the county Planning Commission for approval. The approval of the county Planning Commission shall be conclusively presumed unless the county Planning Commission, within thirty (30) days of receipt, notifies the Township Clerk of its disapproval. (5) The Township Planning Commission shall then refer the proposed amendment to the Township Board along with its summary of the public hearing and written recommendations for approval or disapproval and reasons therefor. (6) A public hearing conducted by the Township Board shall not be necessary unless a request is made by a property owner by certified mail, addressed to the Township Clerk. If a hearing is requested, notice must be given as provided in this section for hearings before the Planning Commission. An amendment for the purpose of conforming a provision of this Chapter to the decree of a court of competent jurisdiction as to any specific lands may be adopted by the Township Board and the notice of the adopted amendment published without referring the amendment to any other board or agency. Thereafter, at any regular meeting or any special meeting called therefor, the Township Board may adopt and enact the proposed amendment, in accordance with the Michigan Zoning Enabling Act (MCL 125.3101 et seq.) (E) Notice of Adoption. Upon enactment of an ordinance under this division, the ordinance, as well as subsequent amendments or supplements, shall be filed with the Township Clerk, and one notice of ordinance adoption shall be published in a newspaper of general circulation in the Township within fifteen (15) days after adoption. A copy of the notice shall be mailed to the airport manager of an airport entitled to notice under Section 2.03.D. The notice shall include the following information: (1) In the case of a newly adopted zoning ordinance, the following statement: "A Zoning Ordinance regulating the development and use of land has been adopted by the Township Board of St. Joseph Charter Township." (2) In the case of an amendment to an existing ordinance, either a summary of the regulatory effect of the amendment, including the geographic area affected or the text of the amendment. (3) The effective date of the ordinance or amendment. (4) The place and time where a copy of the ordinance or amendment may be purchased or inspected. (F) Filling in Ordinance Book: Change in Zoning Map. Within seven (7) days after publication, the amendment to this chapter shall be filed in the official ordinance book of the Township with a certification of the Township Clerk stating the vote on passage and when published and filed. If the amendment requires a change on the official Zoning Map, such change shall be made on the map in accordance with provisions of this chapter within ten (10) days after enactment of the amendment. Section 2.04 Special Uses (A) Authorized. The development and execution of this Chapter is based upon the division of the Township into districts, within any one of which the use of land and buildings and the bulk and location of buildings or structures, as related to the land, are essentially uniform. It is recognized, however, that there are special uses/variances which, because of their unique character, cannot be properly classified in any particular district without consideration, in each case, of the impact of those uses upon neighboring lands and upon the public need for the particular use of the particular location. Such special uses/variances fall into three categories: St. Joseph Charter Township Zoning Ordinance 22 Recommended by Planning Commission �(1) Uses operated by a public agency or publicly regulated utilities, or uses traditionally associated with a public interest. (2) Uses entirely private in character, but of such a nature that the operation may give rise to unique problems with respect to their impact upon neighboring property or public facilities. (3) Variations. The Township Board shall have concurrent jurisdiction with the Zoning Board of Appeals in deciding on variations. The standards for allowing variations shall be the same as set forth in Section 2.07 for allowing variances by the Zoning Board of Appeals. (B) General Procedures and Prerequisites for Approval. Special uses shall be authorized or denied by the Township Board in accordance with the provisions of this Chapter applicable to amendments of this Chapter and the regulations and conditions set forth in this Chapter for special uses. No application for a special use shall be acted upon by the Township Board until after: (1) Minutes or a written report is prepared and forwarded to the Township Board by the Planning Commission. (2) A public hearing has been held by the Planning Commission after due notice by publication as prescribed in Section 2.03 (D) and the findings and recommendations of the Planning Commission have been reported to the Township Board. (C) Initiation of Application. An application for a special use permit may be made by any person or by any office, department, board, bureau or commission requesting or intending to request a building permit or occupancy certificate. (D) Contents and Processing of Application (1) Submission; fee. Applications for special use permits shall be submitted through the Township Clerk to the Township Board. Each application shall be accompanied by the payment of a fee in accordance with the schedule of fees adopted by the Township Board to cover the costs of processing the application. No part of any fee shall be refundable. (2) Required information. Three (3) copies of an application for a special use permit shall be presented to the Township Clerk, accompanied by the following documents and information: (a) A special use permit application form supplied by the Township Clerk which has been completed in full by the applicant. (b) A site plan in conformance with Article 2, Section 5 of this Chapter. (c) A statement and other evidence or proof by the applicant of present and future compliance with the standards required for approval in Section 2.04 (I) and other standards imposed by this Chapter affecting the special use under consideration. (3) Incomplete applications. An application which is incomplete or otherwise not in compliance with this Chapter shall be returned to the applicant. No application shall be processed until properly prepared and submitted and all required fees paid in full. (4) Review and recommendations by Planning Commission. The Township Clerk shall forward a copy of the application for the special use request to the Township Planning Commission within seven days of receiving the request. The Planning Commission may review the application and make recommendations within thirty (30) days following the date of the public hearing on each application, unless it is withdrawn by the petitioner. All comments or recommendations shall be advisory and submitted in writing to the Township Board. A summary of the public hearing shall also be included in the report to the Township Board. St. Joseph Charter Township Zoning Ordinance 23 Recommended by Planning Commission �(E) Public Hearing. After a preliminary review of the site plan and an application for a special use permit, the Township Planning Commission shall hold a hearing on the site plan and the special use request. Notice of the hearing shall be given by mail or personal delivery to the owners of property for which special use permit approval is being considered, to all persons to whom real property is assessed within three hundred (300) feet of the boundary of the property in question, and to the occupants of all structures within three hundred (300) feet regardless of whether the property or occupant is located within the Township. Notice of the public hearing shall also be published in a newspaper of general circulation in the Township. Public notice shall be given not less than fifteen (15) days before the date of the public hearing on the application. If the name of the occupant is not known, the term "occupant" may be used in making notification. Notification need not be given to more than one occupant of a structure, except that, if a structure contains more than one dwelling unit or spatial area owned or leased by different individuals, partnerships, businesses, or organizations, one occupant of each unit or spatial area shall receive notice. In the case of a single structure containing more than four dwelling units or other distinct spatial areas owned or leased by different individuals, partnerships, businesses or organizations, notice may be given to the manager or owner of the structure, who shall be requested to post the notice at the primary entrance to the structure. Each notice given under this section shall: (1) Describe the nature of the special use request; (2) Indicate the property which is the subject of the special use request. The notice shall include a listing of all existing street addresses within the property. Street addresses do not need to be created and listed if no such addresses currently exist within the property. If there are no street addresses, other means of identification may be used; (3) State when, where, and at what time the public hearing on the special use request will be considered and indicate when and where written comments will be received concerning the request. (F) Review and Approval of Application and Site Plan. The review of an application and site plan requesting a special use permit shall be made by the Township Board in accord with the procedures and standards specified in this Chapter. If a submitted application and site plan do not meet the requirements of this chapter, they may not be approved. However, if the applicant agrees to make changes to the site plan and application in order to bring them into compliance with this Chapter, such changes shall be allowed and shall be either noted on the application or site plan itself, or attached to it, or these documents shall be resubmitted incorporating the changes. A site plan and application for a special use permit shall be approved if they comply in all respects with the requirements of this chapter and other applicable county, state or federal laws, rules or regulations. Approval and issuance of a special use permit shall signify prior approval of the application and site plan therefore, including any modification and any conditions imposed where necessary to comply with this Chapter. The site plan, as approved, and any statements of conditions and modifications, shall become part of the special use permit and shall be enforceable as such. The decision to approve or deny a request for a special use permit shall be retained as a part of the record of action on the request and shall incorporate a statement of conclusions which specify the basis for the decision, any changes to the originally submitted application and site plan necessary to ensure compliance with this Chapter, and any conditions imposed with approval. Once a special use permit is issued, all site development and use of land on the property affected shall be consistent with the approved special use permit, unless a change conforming to the requirements of this chapter receives the mutual agreement of the landowner and the Township Board and is documented as such. (G) Issuance of Permit; Monitoring of Compliance. Upon approval by the Township Board, the Zoning Administrator shall issue a special use permit to the applicant. It shall be the responsibility of the Zoning Administrator to monitor compliance with the terms, conditions and restrictions of any special use permit and take any enforcement action necessary in the event of a violation of the special use permit. St. Joseph Charter Township Zoning Ordinance 24 Recommended by Planning Commission �(H) Appeals; Records. Appeal of a decision on a special use request may be taken to the Zoning Board of Appeals in accord with Section 2.07. All decisions of the Township Board and board of appeals relating to special use applications, including the findings supporting any decision, shall be recorded in written form and retained as permanent records on file with the Zoning Administrator, with a copy in the office of the Township Clerk. (I) Standards for Approval; Conditions; Performance Guarantee. Prior to approval of a special use permit application and required site plan, the Township Board shall ensure that the following standards, as well as applicable standards established elsewhere in this Chapter, shall be satisfied by the completion and operation of the special use under consideration: (1) General standards. The Township Board shall review the particular circumstances of the special use request under consideration in terms of the following standards, and shall approve a special use request only upon a finding of compliance with each of the following standards, as well as applicable standards established elsewhere in this chapter: (a) The special use shall be designed, constructed, operated and maintained in a manner harmonious with the character of adjacent property and the surrounding area. (b) The special use shall not inappropriately change the essential character of the surrounding area. (c) The special use shall not interfere with the general enjoyment of adjacent property. (d) The special use shall represent an improvement to the use or character of the property under consideration and the surrounding area in general, yet also be in keeping with the natural environment of the site. (e) The special use shall not be hazardous to adjacent property, or involve uses, activities, materials or equipment which will be detrimental to the health, safety, or welfare or persons or property through the excessive production of traffic, noise, smoke, odor, fumes or glare. (f) The special use shall be adequately served by essential public facilities and services, or it shall be demonstrated that the person responsible for the proposed special use shall be able to continually provide adequately for the services and facilities deemed essential to the special use under consideration. (g) The special use shall not place demands on public services and facilities in excess of current capacity. (h) The special use shall be consistent with the intent and purpose of this Chapter and the objectives of any currently adopted Township development plan. (2) Conditions. The Township Board may impose conditions with the approval of a special use application and site plan which are necessary to ensure compliance with the standards for approval stated in this section and any other applicable standards contained in this chapter or other applicable Township ordinances and regulations. Such conditions shall be considered an integral part of the special use permit and approved site plan and shall be enforced by the Zoning Administrator. The conditions may include conditions necessary to ensure that public services and facilities affected by a proposed land use or activity will be capable of accommodating increased service and facility loads caused by the land use or activity, to protect the natural environment and conserve natural resources and energy, to ensure compatibility with adjacent uses of land, and to promote the use of land in a socially and economically desirable manner. Conditions imposed shall meet all of the following requirements: (a) Be designed to protect natural resources, the health, safety, and welfare, as well as the social and economic well-being, of those who will use the land use or activity under consideration, residents and landowners immediately adjacent to the proposed land use or activity, and the community as a whole. St. Joseph Charter Township Zoning Ordinance 25 Recommended by Planning Commission �(b) Be related to the valid exercise of the police power and purposes which are affected by the proposed use or activity. (c) Be necessary to meet the intent and purpose of the zoning requirements, be related to the standards established in this chapter for the land use or activity under consideration, and be necessary to insure compliance with those standards. (3) Performance guarantee. In authorizing a special use permit, the Township Board may require that a cash deposit, certified check, or irrevocable bank letter of credit be furnished by the developer to ensure compliance with an approved site plan and the special use permit requirements. Such guarantee shall be deposited with the Township Clerk at the time of the issuance of the special use permit. In fixing the amount of such performance guarantee, the Township Board shall limit it to reasonable improvements required to meet the standards of this chapter and to protect the natural resources of the Township and future users or inhabitants of the proposed project or project area, including but not limited to roadways, lighting, utilities, sidewalks, screening and drainage. For purposes of this subsection, the term "improvements" does not include the entire project which is the subject of zoning approval or improvements for which a performance guarantee has been deposited pursuant to Public Act No. 288 of 1967 (MCL 560.101 et seq.). The Township Board and the project developer shall establish an agreeable procedure for the rebate of any cash deposits required under this section, in reasonable proportion to the ratio of the work completed on the required improvements as work progresses. The agreement shall be written as an element of the conditions surrounding the approval of the special use permit. (J) Effective Date of Permit; Use of Permit (1) The special use permit shall become effective when the application has been approved by the Township Board. (2) A building permit shall not be issued until approval of such special use permit by the Township Board. (3) Until a building permit has been granted pursuant to the special use permit, there shall be no construction or excavation of the land, nor shall use of the land be made toward the intended purposes of such special use permit. (4) Land subject to a special use permit may not be used or occupied for the purpose of such special use until after a certificate of occupancy for the use has been issued pursuant to the provisions of this chapter. (K) Effective Change of Ownership; Periodic Review of Permit (1) Approval of a special use permit shall be valid regardless of change of ownership, provided that all terms and conditions of the permit are met by any subsequent owner. (2) In instances where development authorized by a special use permit has not commenced within one (1) year from the date of issuance or the last date of review authorized by this subsection, the Township Board shall review the permit in relation to the applicable standards and requirements of this Chapter. Upon a finding that there has been a change in conditions on the property or the surrounding area or in provisions of this Chapter applicable to the special use permit under review, such that the permit is no longer in conformance with the requirements of this Chapter, the permit shall become null and void. Where it is determined that such permits are in conformance with the provisions of this Chapter and there has not been a change in conditions affecting the validity of the permit, the special use permit shall remain valid, subject to periodic review in accord with the provisions of this subsection. (L) Compliance with Use Requirements. It shall be the duty and obligation of the owner and occupant of land and uses subject to a special use permit and approved site plan therefor that the continued use of such land shall at all times be in compliance with the use requirements of this Chapter. Failure thereof shall be a violation of this chapter and subject to the penalties and remedies provided in this Chapter, and the continuance thereof is declared to be a nuisance per se. St. Joseph Charter Township Zoning Ordinance 26 Recommended by Planning Commission �(M) Uses Under Special Use Permit Deemed Permitted Use. Any use for which a special use permit has been granted shall be deemed a conforming use permitted in the district in which such use is located provided: (1) Such permit was issued in conformity with the provisions of this Chapter; (2) Such permit shall be deemed to affect only the lot or portion thereof and uses thereupon for which the special use permit shall have been explicitly granted; and (3) Such permit authorizes a use which is subsequently built, operated and maintained in compliance with this Chapter, the special use permit, and all conditions established with its approval. Section 2.05 Site Plans (A) Intent and Purpose of Section. The intent of requiring site plan submittal and review in certain instances specified in this Section is to facilitate determination of whether certain development proposals meet all applicable requirements and are in harmony with the purpose, intent and spirit of this Chapter. It is further the intent to assist Township Officials in encouraging and assisting proposals of land development to design and implement land use proposals which foster orderly, efficient, compatible and aesthetic uses of land in the Township. (B) Applicability of Site Plan Requirements. A site plan shall be prepared and submitted in accordance with this Section for all new construction, expansion, or exterior improvements on any lot other than single family or two-family permitted use. A site plan shall also be submitted for approval with any application for a special use permit or variance not involving a single-family or two-family permitted principal use, other than for a special use permit for a home occupation, and with any application for rezoning, other than rezoning for the sole purpose of constructing a single-family or two-family permitted principal use. (C) Adminstrative Approval vs Planning Commission Approval. The Planning Commission shall review all site plans for the construction of a new principal building on a site, other than a single family or two-family permitted use. The Planning Commission shall also review all site plans for which a waiver from parking, landscaping, or lighting regulations is requested. The Planning Commission shall have the option of reviewing the Site Plan when a Special Use approval is requested, but may, by majority vote at a public meeting, refer the Site Plan approval to the Zoning Administrator instead. In all other circumstances, the Zoning Administrator shall approve the Site Plan. (D) Contents. A required site plan shall be drawn at a minimum scale of one inch equals 50 feet and shall contain the following information: (1) The boundary lines of the area included in the site plan, including angles, dimensions and reference to a section corner, quarter corner or point on a recorded plat, an arrow pointing north, and the individual lot areas and dimensions of the land included in the site plan. (2) Existing and proposed topography, drainage systems and structures, with topographic contour intervals of not more than two feet. (3) The shape, size and location of all structures that will remain on the lot, including yard dimensions, height, floor area and ground coverage ratios and the finished ground and basement floor grades. (4) Natural features such as wooded lots, trees of more than one foot in diameter, streams and lakes or ponds, and manmade features which are to be retained, and those which are to be removed or altered. Adjacent properties and their uses shall be identified. St. Joseph Charter Township Zoning Ordinance 27 Recommended by Planning Commission �(5) Proposed streets, driveways, parking spaces, curb cuts, loading spaces and sidewalks, with an indication of the direction of travel for one-way streets and drives and the inside radius of all curves. The width of streets, driveways and sidewalks, and the total number and layout of parking spaces, shall be shown. (6) The size and location of all existing and proposed public and private utilities and required landscaping. (7) A vicinity sketch showing the location of the site in relation to the surrounding street system. (8) A legal description of the land and lots included in the site plan. (9) Any other information necessary to establish compliance with this chapter and any other ordinances and the availability of adequate utility capacity. (E) Review and Approval (1) Ten copies of the site plan with ten copies of a cover letter signed by the owner of the land and/or prospective developer giving a general explanation of and background information on the proposed development shall be filed with the Township Clerk, along with all necessary fees and documents required by this chapter. All applicants are encouraged to confer informally with the Planning Commission before any documents for application are prepared. (2) The site plan and any accompanying documents shall be forwarded to the Planning Commission for its consideration at its next regular meeting, provided such application has been received by the Township Clerk at least 15 days prior to the regular meeting of the Planning Commission. If not received within this time schedule, the site plan will be considered at the next following meeting. (3) The Planning Commission shall examine the site plan as to proper form and content and particularly as to compliance with all applicable requirements of this Chapter. (4) If the proposed development requires the issuance of a special use permit, the Planning Commission shall transmit its findings to the Township Board along with one copy of the site plan and covering letter. The Township Board shall follow the special use procedure as provided in Article 2, Section 4 of this chapter. The proposer of the development shall be notified of the status of his requested site plan approval. (5) If the proposed development requires a rezoning of land, the Planning Commission shall transmit its findings to the Township Board along with one copy of the site plan and covering letter. The Township Board shall follow the amendment procedure as provided in Article 2, Section 3 of this Chapter. The proposer of the development shall be notified of the status of the requested site plan approval. (6) If the proposed development requires the issuance of a variance, the Planning Commission shall transmit its findings to the board of appeals along with one copy of the site plan and covering letter. The Board of Appeals shall follow the variance procedure as provided in Section 2.07. The proposer of the development shall be notified of the status of the requested site plan approval. Section 2.06 Planning Commission (A) Jurisdiction. The Planning Commission of the Township, which has been duly established, is the Planning Commission referred to in this Chapter, and shall have the following duties under this Chapter: (1) Hear all applications for amendments and special uses and thereafter submit reports of findings and recommendations thereon to the Township Board in the manner prescribed in this Chapter for amendments and special uses; St. Joseph Charter Township Zoning Ordinance 28 Recommended by Planning Commission �(2) Initiate, direct and review, from time to time, studies of the provisions of this chapter and make reports of its recommendations to the Township Board, not less frequently than once each year; (3) Hear and decide all matters upon which it is required to pass under this Chapter or by law; and (4) Review site plans for major industrial, commercial and residential projects. (B) Meetings; Records; Rules of Procedure. All meetings of the Planning Commission shall be held monthly or at the call of the chair, and at such times as the Planning Commission may determine. All hearings conducted by the Planning Commission under this chapter shall be in accordance with state statutes. The Planning Commission shall keep minutes of its proceedings, and shall also keep records of its hearings and other official actions. A copy of every rule or regulation, every amendment and special use, and every recommendation, order, requirement, decision or determination of the Planning Commission under this chapter shall be filed in the office of the Township Clerk and shall be a public record. The Planning Commission shall adopt its own rules and procedures, not in conflict with this chapter or with applicable state statutes. Section 2.07 Zoning Board of Appeals; Appeals and Variances (A) Established; Membership; Meetings (1) Established. There is established a Zoning Board of Appeals (ZBA), the membership, powers, duties of which are prescribed in Public Act No. 110 of 2006 The Zoning Board of Appeals in addition to the general powers and duties conferred upon it, by Act No. 110, in specific cases and subject to appropriate conditions and safeguards, shall interpret and determine the application of the regulations established under this chapter in harmony with their purpose and intent as set forth in this Chapter. (2) Membership. The term of each ZBA member shall be for three (3) years, except that, of the members first appointed, two (2) shall serve for two (2) years and the remaining members for three (3) years. A successor shall be appointed not more than one (1) month after the term of the preceding member has expired. All vacancies for unexpired terms shall be filled for the remainder of the term. (3) Meetings. Decisions and deliberations. The ZBA shall state the grounds of any determination made by the Board. All decisions of the Zoning Board of Appeals shall be made at a meeting open to the public. All deliberations of the Zoning Board of Appeals constituting a quorum of its member shall take place at a meeting open to the public except as provided in compliance with the open meetings act, Public Act No. 267 of 1976 (MCL 15.261 et seq.). (a) Quorum; one vote per member. A majority of the ZBA members of the Zoning Board of Appeals shall constitute a quorum for purposes of transacting the business of the Board and the open meetings act, Public Act No. 267 of 1976 (MCL 15.261 et seq.). Each member of the Zoning Board of Appeals shall have one vote. (b) Regular meetings; notice; record of proceedings. Regular ZBA meetings shall be called as needed in response to the Township’s receipt of a completed ZBA appeal applications and all associated fees. The meeting can be called by the Township Clerk, the chairperson of the Zoning Board of Appeals, or, in their absence, the Vice-Chairperson. The ZBA shall maintain a record of its proceedings filed in the Township Clerk’s office. (c) Rules of Procedure. The ZBA must conduct business in accordance with its adopted rules of procedure. State Law References: Zoning Board of Appeals membership, MCL 125.3601; meetings of Zoning Board of Appeals, MCL 125.3602 St. Joseph Charter Township Zoning Ordinance 29 Recommended by Planning Commission �(B) Powers and Duties (1) General. The ZBA has the power to act on matters as provided in this chapter and Public Act No. 110 of 2006. The Zoning Board of Appeals shall not have the power to alter or change zoning district boundaries, land use classifications of any property, or text of this chapter. The specific powers of the Zoning Board of Appeals are enumerated in this section. (2) Administrative review. The ZBA shall hear and decide appeals where it is alleged by the appellant that there is error in any order, requirement, permit, decision, or refusal made by the Zoning Administrator or other duly authorized enforcing agent, in enforcing any provision of this chapter. (3) Interpretation. The ZBA shall hear and decide requests for interpretation of this chapter or the Zoning Map taking into consideration the intent and purpose of this chapter and the Township Master Plan. The ZBA must keep a record of all decisions for interpretation of this chapter or Zoning Map and land uses which are approved under the terms of this section. The ZBA shall request the Planning Commission and Township Board to review any ordinance amendment it deems necessary. (4) Variances. The ZBA has the power to hear and decide specific appeals and authorize such variances from the provisions of this chapter which will not be contrary to the public interest. A variance may be granted by the ZBA where, due to special conditions, a literal enforcement of the provisions of this chapter would result in practical difficulty. A variance shall not be granted by the ZBA unless all of the following conditions are met: (a) Special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures, or buildings in the same zoning district. (b) Literal interpretation of the provisions of this chapter would deprive the applicant of rights commonly enjoyed by other properties in the same zoning district under the terms of this Chapter. (c) The special conditions and circumstances that create the practical difficulty do not result from the actions of the applicant (d) The variance is the minimum variance that will make possible the reasonable use of the land, building, or structure. (e) The granting of the variance will be in harmony with the general purpose and intent of this chapter and master plan, and will not be injurious to the neighborhood, or otherwise detrimen tal to the public welfare. (f) In granting any variance, the ZBA may prescribe appropriate conditions and safeguards pursuant to Section 2.07. (C) Procedure for Appeal. (1) Request for action. An applicant requesting any action by the Zoning Board of Appeals shall commence such request by filing a notice of appeal, on the form supplied by the Township, accompanied by such appeal fee as determined by the Township Board, the entire record and all plans, including the staff report and any supporting documents all of which shall be made a part of the record. All application materials shall be copied to the Zoning Board of Appeals. (2) Time limit for appeal. Every appeal from a determination of the Zoning Administrator or other duly authorized enforcing agent shall be made by the applicant within 30 days of the date of the order issuance or refusal to issue permit, requirement, or refusal. St. Joseph Charter Township Zoning Ordinance 30 Recommended by Planning Commission �(3) Notice of hearing. Upon receipt of the application seeking an interpretation of the Zoning Ordinance or an appeal of an administrative decision, the Zoning Board of Appeals shall hold a public hearing in accordance with the notification requirements of Act 110, Public Acts of 2006, as may be amended or superseded from time to time in the future. A notice of the public hearing shall be published in at least one newspaper of general circulation in St. Joseph Charter Township and sent by first class mail or personal delivery to the person requesting the interpretation or owner(s) of the property if different. In addition, if the request for an interpretation or appeal of an administrative decision involves a specific parcel, written notice stating the nature of the interpretation request shall be sent to by first class mail or personal delivery to all persons to whom real property is assessed within 300 feet of the boundary of the property in question, and to the occupants of all structures within 300 feet of the boundary of the property in question, regardless of whether the property or occupant is located in the Township, disclosed from the assessment roll of the Township. If the name of the occupant is not known, the term "occupant" may be used in making notification. Notification need not be given to more than one occupant of a structure, except that if a structure contains more than one dwelling unit or spatial area owned or leased by different individuals, partnerships, businesses, or organizations, one occupant of each unit or spatial area shall receive notice. In the case of a single structure containing more than four dwelling units or other distinct spatial areas owned or leased by different individuals, partnerships, businesses, or organizations, notice may be given to the manager or owner of the structure who shall be requested to post the notice at the primary entrance to the structure. The notice shall be given not less than 15 days before the public hearing. The notice shall state the nature of the interpretation request or the appeal of an administrative decision; the time, date, and location of the public hearing; indicate when and where written comments relative to the application shall be directed prior to the hearing; the location where the application and documents may be viewed or copied prior to the hearing; and shall include a listing of all existing street addresses within the property(ies) which is(are) subject to the appeal. Street addresses do not need to be created and listed if no such addresses currently exist within the property(ies). If there are no street addresses, another means of identification may be used. A list of those owners mailed notices shall be a part of the record of the Zoning Board of Appeals. (4) Presentation of evidence. Any person may appear in person at the public hearing, or be represented by an agent or attorney, and present any evidence in support of their appeal. The Zoning Board of Appeals shall have the power to require the attendance of witness, administer oaths, compel testimony, and otherwise cause the production of books, papers, files, and other evidence pertaining to matters properly coming before the Zoning Board of Appeals. (5) Decision on appeal. The Zoning Board of Appeals shall not decide an appeal until after a public hearing. The concurring vote of a majority of the members of the Zoning Board of Appeals shall be necessary to reverse any order, requirement, decision, or determination of the Building Official or other duly authorized enforcing agent, or to decide in favor of the applicant any matter upon which they are required to pass under this chapter, or to effect any variance from the terms of this chapter. A member of the Zoning Board of Appeals shall disqualify himself from a vote in which he or she has a conflict of interest. Failure of a member of the Zoning Board of Appeals to disqualify himself or herself from a vote in which he or she has a conflict of interest shall constitute misconduct in office. (6) Reversal or modification of order or requirement. The Zoning Board of Appeals may reverse, affirm, vary, or modify, any order, requirement, or determination, as to which it has the power to consider, and have all the powers of the officer or body from whom the appeal was taken and may issue or direct the issuance of a permit. (7) Conditions. The Zoning Board of Appeals may impose conditions with any decision. Such conditions imposed shall meet all of the following requirements: St. Joseph Charter Township Zoning Ordinance 31 Recommended by Planning Commission �(a) Be designed to protect natural resources, the health, safety, and welfare and the social and economic well being of those who will use the land use or activity under consideration, residents and landowners immediately adjacent to the proposed land use or activity, and the community as a whole. (b) Be related to the valid exercise of the police power, and purposes which are affected by the proposed use or activity. (c) Be necessary to meet the intent and purpose of this chapter, be related to the standards established in this chapter for the land use or activity under consideration, and be necessary to ensure compliance with those standards. Violations of any of these conditions shall be deemed a violation of this chapter, enforceable as such, and/or may be grounds for revocation or reversal of such decision. (8) Form of decision; notification of applicant. All decisions of the Zoning Board of Appeals shall be in writing and so far as it is practicable, in the form of a general statement or resolution reciting the conditions, facts, and findings of the Zoning Board of Appeals. The applicant shall be advised of the decision after the public hearing unless the Zoning Board of Appeals moves for a continuation of such hearing. (9) Validity of decision. Any decision of the Zoning Board of Appeals favorable to the applicant shall remain valid only as long as the information or data relating thereto are found to be correct, and the conditions upon which the decision was based are maintained. (10) Reconsideration. The Zoning Board of Appeals may reconsider an earlier decision, if, in the opinion of the Board, circumstances justify taking such action. (11) Duration of orders. No order of the Zoning Board of Appeals permitting the erection or alteration of a building shall be valid for a period of longer than one year, unless a building permit for such erection or alteration is obtained within such period, and such erection or alteration is started and proceeds to completion in accordance with the terms of such permit. No order of the Zoning Board of Appeals permitting a use of a building or premises shall be valid for a period longer than one year, unless such use is established within such period; provided, however, that such order shall continue in force and effect if a building permit for such erection or alteration is obtained within such period, and such erection or alteration is started and proceeds to completion in accordance with such permit. (12) Appeal to circuit court. Any party aggrieved by a decision of the Zoning Board of Appeals shall have the right to appeal to the circuit court for the county in which the property is located on questions of law and fact. Such appeal must be taken within 30 days after the date the Zoning Board of Appeals certifies its decision in writing or approves the minutes of its decision. A request for reconsideration under subsection (10) of this section shall not toll the time for taking such appeal. If a request for reconsideration is granted, the time period for appeal shall commence from the date the Zoning Board of Appeals certifies its decision or approves the minutes of the meeting where the appeal was reconsidered. In any event, only one request for reconsideration on each appeal shall be allowed. An appeal may be had from the decision of the circuit court to the court of appeals. St. Joseph Charter Township Zoning Ordinance 32 Recommended by Planning Commission �Article 3: Zoning Districts Established Section 3.01 Districts Established In order to accomplish the purpose of this Chapter as stated in Section 1.01, the Township is hereby divided into the following districts: R-1 R-2 R-3 R-4 B-1 B-2 I-1 I-2 Section 3.02 Single Family – Low Density District Single Family – Medium Density District Mixed Density Residential District Multiple Family Residential District Limited Business District General Business District Limited Industrial District General Industrial District Official Zoning Map (A) The boundaries of the zoning districts are established as shown on the map entitled "Official Zoning Map of St. Joseph Charter Township, Berrien County, Michigan." This map is made a part of this Chapter, and shall have the same force and effect as if the Zoning Map, together with all notations, references and other information shown thereon, were fully set forth and described in this Chapter. (B) The official Zoning Map shall be identified by the signature of the Township supervisor, attested by the Township Clerk, and shall bear the seal of the Township under the following words: "This is to certify that this is the Official Zoning Map referred to in Section 3.02.B of Zoning Ordinance Chapter 46 of St. Joseph Charter Township, Berrien County, Michigan," together with the date of the adoption of the zoning ordinance. (C) If, in accordance with the provisions of this chapter changes are made in district boundaries or other matter portrayed on the official Zoning Map, such changes shall be entered on the official Zoning Map by the Township Clerk within ten days after the amendment has been approved by the Township Board, with an entry on the official Zoning Map as follows: "On (date), by official action of the Township Board, the following (change) changes were made in the Official Zoning Map: (brief description of nature of change)," which entry shall be signed by the Township supervisor and attested by the Township Clerk. No amendment to this Chapter which involves matter portrayed on the official Zoning Map shall become effective until after such change and entry have been made on the map. (D) No changes of any nature shall be made in the official Zoning Map or matter shown thereon except in conformity with the procedures set forth in this chapter. Any unauthorized change of whatever kind by any person shall be considered a violation of this Chapter. (E) Regardless of the existence of purported copies of the official Zoning Map which may from time to time be made or published, the official Zoning Map which shall be located in the Township hall shall be the final authority as to the current zoning status of land and water areas, buildings, and other structures in the Township. (F) If the official Zoning Map becomes damaged, destroyed, lost, or difficult to interpret because of the nature or number of changes and additions, the Township Board may by resolution adopt a new official Zoning Map. The new official Zoning Map may correct drafting or other errors or omissions in the prior official Zoning Map, but no such correction shall have the effect of amending the original official Zoning Map or any subsequent amendment thereof. The new official Zoning Map shall be identified by the signature of the Township supervisor, attested by the Township Clerk, and shall bear the seal of the Township under the following words: "This is to certify that this Official Zoning Map supersedes and replaces the Official Zoning Map adopted (date of adoption of map being replaced) as part of Zoning Ordinance Chapter 46 of St. Joseph Charter Township." St. Joseph Charter Township Zoning Ordinance 33 Recommended by Planning Commission �(G) Unless the prior official Zoning Map has been lost or has been totally destroyed, the prior map, or any significiant parts thereof remaining, shall be preserved, together with all available records pertaining to its adoption or amendment. Section 3.03 Interpretation of District Boundaries When uncertainty exists with respect to the boundaries of the various districts as shown in the Zoning Map, the following rules shall apply: (A) Boundaries indicated as approximately following the centerlines of streets, highways, or alleys shall be construed as following such centerlines. (B) Boundaries indicated as approximately following property, parcel, or lot lines shall be construed as following such lines. (C) Boundaries indicated as approximately following municipal boundaries shall be construed as following such muncipal boundaries. (D) Boundaries indicated as following Township section lines shall be construed as following such section lines. (E) Boundaries indicated as following railroad lines shall be construed to be midway between the main tracks. (F) Boundaries indicated as following shorelines shall be construed to follow such shorelines, and in the event of change in the shoreline shall be construed as moving with the actual shoreline. Boundaries indicated as approximately following the centerlines of streams, rivers, canals, lakes, or other bodies of water shall be construed to follow such centerlines. (G) Boundaries indicated as parallel to or extensions of features indicated in subsections (1) through (6) of this section shall be so construed. Distances not specifically indicated on the official Zoning Map shall be determined by the scale of the map. (H) Where physical features existing on the ground are at variances with those shown on the official Zoning Map, or in other circumstances not covered by subsections (1) through (7) of this section, the Zoning Board of Appeals shall interpret the district boundaries. (I) Where a district boundary line divides a lot which was in single ownership at the time of passage of the ordinance from which this chapter is derived, the entire lot shall be construed to be within the more restricted district Section 3.04 Ways Zoning of Streets, Waterways, and Railroad Right of All streets, alleys, public ways, waterways and railroad rights-of-way, if not otherwise specifically designated, shall be deemed to be in the same zone as the property immediately abutting on such streets, alleys, public ways and railroad rights-of-way or waterways. Where the centerline of a street, alley, public way, waterway or railroad rightof-way serves as a district boundary, the zoning of such areas, unless otherwise specifically designated, shall be deemed to be the same as that of the abutting property up to such centerline. St. Joseph Charter Township Zoning Ordinance 34 Recommended by Planning Commission �Article 4: Permitted and Special Uses Table of Permitted Uses One Dwelling Unit Two-Family Dwelling Units Multiple Family Dwelling Units Row Dwelling (One Dwelling Unit) Upper Floor Dwellings Above Commercial Mobile Home Parks Home Occupations Retail Personal Services Automotive Fueling Station (Gas Station) Vehicle Wash Vehicle Sales and/or Rental Vehicle Repair Self-Storage Facility Drive-Thru or Drive-In Drive-In Movie Theater Restaurant Funeral Home Bed and Breakfast Hotels and Motels Marinas Event Space Office Medical or Dental Clinic S S S S S S S S S S S S Residential Uses P P P P P P P P S P S S S S S S S P S S S S S S I-2 I-1 B-1 Community Uses S S S S S P P P P P S S S S S S S S S S S Blank = Prohibited B-2 Cemeteries Essential Services Municipal or Public Buildings Indoor Recreation Private Outdoor Recreation Hospital Religious Institution Private Schools or Child Cares Nursing or Convalescent Home R-4 Use R-3 S=Permitted by Special Use Permit R-2 P= Permitted By Right R-1 Section 4.01 S P S S S S S S S 4.06 4.06 P P 4.06 4.18 4.11 S P S S S 4.03 4.07 4.19 4.24 4.25 4.12 4.26 4.23 4.20 4.06 4.06 S P P P P Commercial Uses S Definition and Examples S S P P P P 4.29 4.22 S 4.10 S S S S S S P P S P S P P P 4.35 4.34 4.33 4.30 4.04 4.05 4.28 4.09 4.02 4.13 4.16 4.08 4.21 4.17 S S S S P P P P P P Industrial Uses Warehouse Wholesale Kennels St. Joseph Charter Township Zoning Ordinance 35 4.36 4.37 4.14 Recommended by Planning Commission �S P S P S P S S S S S P S P S S I-2 S P B-2 B-1 R-4 R-3 S P I-1 Manufacturing Trucking and Logistics Research and Development Wind Energy Facilities Small Scale Solar Facilities Large Scale Solar Facilities Wireless Telecommunications R-2 R-1 Use Definition and Examples P P P P S P S S 4.15 4.32 4.27 4.38 4.31 4.31 4.39 P S P S S (A) The Township Board shall have the authority to determine that a use not listed above is similar in character and intensity to the uses permitted in a given district, and therefore permit that use by Special Use Approval. (B) Within the R-2/B-2 Residential Business Overlay District, the permitted and special uses of both the R-2 and B-2 district shall apply. Two or more principal uses, allowed in either district, may be permitted on a given lot, to achieve a mixed-use character. (C) Within the I-2/R-2 Industrial Residential Overlay District, the permitted and special uses of both the R-2 and I2 districts shall apply. However, if a use is only permitted in one of those two districts, once that use is in place on a lot, no use from the other district shall be permitted. For instance, if a lot contains a dwelling unit, manufacturing shall be not be permitted, and if a lot contains manufacturing, dwelling units shall not be permitted. Section 4.02 Bed and Breakfast (A) Definition: A use which is subordinate to the principal use of a dwelling unit as a one-family dwelling unit and a use in which transient guests are provided a sleeping room and board in return for payment. (B) Standards: (1) Each premise must have been originally designed and constructed as a single-family residence and must be occupied and operated by its owner. The structure shall remain a residential structure; i.e. the kitchen shall not be remodeled into a commercial kitchen. (2) Not more than thirty-five (35) percent of the total floor area of the dwelling unit shall be used for bed and breakfast sleeping rooms. (3) No bed and breakfast sleeping rooms shall be located in a basement or attic. (4) There shall be no separate cooking facilities in the rented rooms for bed and breakfast stay. (5) Bed and breakfast bedrooms shall contain a minimum of one hundred twenty (120) square feet for the first two (2) occupants, with an additional thirty (30) square feet for each additional occupant. (6) Bed and breakfast occupants shall be limited to four (4) in one (1) room at any one time. (7) The stay of bed and breakfast guests shall be no more than fourteen (14) consecutive days and not more than thirty (30) days in any one (1) calendar year. (8) A maximum of six (6) persons per each restroom will be permitted. St. Joseph Charter Township Zoning Ordinance 36 Recommended by Planning Commission �(9) Every bed and breakfast bedroom shall contain a functional smoke detector. A fire extinguisher rated five (5) pounds ABC shall be located on each floor. Each bed and breakfast bedroom shall contain a diagram showing all exists with an arrow indicating “YOU ARE HERE.” (10) Bed and breakfast facilities shall be licensed by the Township. The initial licensing fees shall be set by the Township Board for each bed and breakfast bedroom which sum shall be paid annually. In addition, there shall be an inspection fee to be set by Township Board for every inspection after the initial inspection prior to licensure. The license will be renewed annually, subject to inspection and payment of fees. (11) A two feet square sign, affixed flat against the dwelling and not illuminated, will be permitted. (12) All parking shall be off the street, in the side or back (not front) yard. Two (2) parking spaces plus one (1) additional space per room to be rented must be provided. All parking spaces shall be paved or graded to Township standards. Natural buffers by use of plant materials or other screening may be required to screen parking areas from adjoining residential properties. (13) Bed and breakfast facilities will comply with all rules, regulations and ordinances of all applicable State and County regulatory agencies. (14) No bed and breakfast facilities shall be located within three hundred (300) feet of any other bed and breakfast building, as measured along the centerline of the road upon which such bed and breakfast facilities front. Section 4.03 Cemetery (A) Definition. Land used for the burial of the dead, including columbarium, crematory, and mausoleum. (B) Standards. All structures other than gravestones must meet the required setbacks and building heights for a principal structure in the district the cemetery is located within. Section 4.04 Drive-Thru or Drive-In (A) Definition. The provision of goods and services provided by a business directly to people in motor vehicles. This shall be considered an accessory use to an indoor restaurant, bank, or other principal use. Drive-in movie theaters are regulated separately, in Section 4.05 Section 4.05 Drive-In Movie Theater (A) Definition. An entertainment venue consisting of a large screen and a parking area, where customers watch movies or other video entertainment while in their parked vehicles. A refreshment stand serving food may also be included. Section 4.06 Dwelling Unit (A) Definition. A building or portion thereof, which is occupied wholly as the permanent, day-to-day home, residence, or sleeping place by one (1) or more human beings, containing at least a bedroom, bathroom, and cooking facilities. St. Joseph Charter Township Zoning Ordinance 37 Recommended by Planning Commission �Section 4.07 Essential Services (A) Definition: The erection, construction, alteration or maintenance, by public utilities or municipal departments, of underground, surface, or overhead gas, electrical, steam, fuel or water transmission or distribution systems, or collection, communication, supply or disposal systems therewith that are reasonably necessary for the furnishing of adequate service for the general health, safety and welfare. Poles, wires, mains, drains, sewers, pipes, conduits, transformers, splice boxes, cables, towers, fire alarm boxes, police call boxes, traffic signals, hydrants or similar equipment and accessories associated with an essential service shall be considered essential services under this Ordinance. Wireless communication towers or antennas, utility buildings and storage yards shall not be considered essential services under this Ordinance. Examples include, but are not limited to: (1) (2) (3) (4) (5) Electric Utilties Public Water Utiltities Public Sewer Systems Natural Gas Pipelines Wired Telecommunications Section 4.08 Event Space (A) Definition. Non-residential space designed to be used for temporary gatherings of people for entertainment, collaboration, celebration, or other reasons. Examples include, but are not limited to: (1) (2) (3) (4) (5) Banquet Facilities Theaters for Live Performance Sports Arenas primarily used for viewing sports, rather than indoor recreation by the public Community Centers Meeting Facilities (B) The following uses shall not fall under this definition: (1) Movie theaters, which shall be considered “Recreation – Indoor” (2) Religious institutions, which shall be considered “Religious Institutions” Section 4.09 Funeral Home (A) Definition. A building or part thereof used for human funeral services. Such building may contain space and facilities for: a) embalming and the performance of other services used in preparation of the dead for burial; b) the performance of autopsies and other surgical procedures; c) the storage of caskets, funeral urns, and other related vehicles, but shall not include facilities for cremation. Where a funeral home is permitted, a funeral chapel shall also be permitted. Section 4.10 Automotive Fueling Station (Gas Station): (A) Definition. A facility designed or used for the retail sale of fuel (including, but not limited to, gasoline, hydrogen, or biofuels), to be dispensed directly into automobiles or approved containers. (B) Electric Vehicle Charging Stations. Electric vehicle charging stations shall not be considered automotive fueling stations, and shall be permitted accessory to any use in any zoning district (including automotive fueling stations). Up to three electric vehicle charging stations may be located within a parking lot, provided that the parking lot retains compliance with all dimensional requirements. If any additional electric vehicle charging stations are proposed after the first three, then the parking spaces containing the additional electric vehicle charging stations shall not count towards the minimum parking space requirement on the lot, and additional parking spaces shall be required if the site falls below the required minimum. St. Joseph Charter Township Zoning Ordinance 38 Recommended by Planning Commission �Section 4.11 Home Occupations (A) Definition. Any business, occupation, or activity undertaken for compensation within a dwelling unit that is incidental and secondary to the use of the structure as a dwelling unit. Section 4.12 Hospital (A) Definition. An institution which is licensed by the Michigan Department of Health to provide in-patient and outpatient medical and surgical services for the sick and injured, and which may include such related facilities as laboratories, medical testing services, central service facilities, and staff offices. Section 4.13 Hotel or Motel (A) Definition. A facility offering transient lodging accommodations on a daily rate to the general public and providing additional services, such as restaurants, meeting rooms, and recreational facilities. Examples include, but are not limited to: (1) (2) (3) (4) (5) Motels Hotels Boutique Hotels Hostels Extended-Stay Hotels (that do not meet the definition of dwelling unit) Section 4.14 Kennels (A) Definition: Any structure, lot or premises where four or more dogs or cats (at least eight weeks of age) are kept. This shall not include residentially zoned premises or premises which are used for residential purposes, at which the occupant is keeping his or her own dogs or cats. Section 4.15 Manufacturing (A) Definition. The mechanical or chemical transformation of materials or substances into new products, including the assembling of component parts, the manufacturing of products, and the blending of materials. Section 4.16 Marina (A) Definition. A facility for storing, servicing, fueling, berthing, and securing and launching of private pleasure craft that may include the sale of fuel and incidental supplies for the boat owner, crews, and guests. May also include restroom and shower facilities. Section 4.17 Medical or Dental Clinic (A) Definition. Non-residential space that is designed to be used to provide medical or therapeutic care to patients. Examples include, but are not limited to: (1) (2) (3) (4) (5) (6) Doctor’s Offices Medical Treatment Facilities Medical Testing Facilities Medical Counseling Facilities Dentist’s Offices Outpatient Surgery Centers St. Joseph Charter Township Zoning Ordinance 39 Recommended by Planning Commission �(7) Ophthalmologists Clinics (8) Massage Clinics (9) Day Spas (10) Medical Administration Offices (11) Veterinary Clinics Section 4.18 Mobile Home (A) Definition. A dwelling unit which is substantially built, constructed, assembled, and finished off the premises in which is intended to be located. Section 4.19 Municipal / Public Uses: (A) Definition. Land used primarily and specifically by public entities. (1) Examples include, but are not limited to: (a) (b) (c) (d) (e) (f) (g) (h) Government Administration Buildings (Village Hall, etc) Libraries Museums Public Safety Facilities (Police, Fire, etc) County, State, or Federal Office Buildings School Administration Buildings Public Works Yards Post Offices (2) The following uses shall not fall under this definition: (a) (b) (c) (d) Parks, which shall be considered “Recreation – Outdoor” K-12 Schools, which shall be considered “K-12 Schools” Institutions of Higher Education, which shall be considered “Institutions of Higher Education” Any other use that is not listed above and fits a use category in this Ordinance, even if it is owned and/or operated by a public entity. Section 4.20 Nursing or Convalescent Home (A) Definition. A facility, including a county medical care facility, but excluding a hospital or a facility created by Act No. 152 of the Public Acts of 1885, as amended, being Sections 36.1 to 36.12 of the Michigan Compiled Laws, that provides organized nursing care and medical treatment to unrelated individuals suffering or recovering from illness, injury, or infirmity. Nursing home does not include a unit in a correctional facility that is operated by the department of mental health. Section 4.21 Office (A) Definition. Non-residential space that is designed to be used for the provision of services to customers who are not generally on the premises, or for administrative duties relating to an organization such as a business or public entity. (1) Examples include, but are not limited to: (a) (b) (c) (d) Professionals Offices (Lawyers, Accountants, Financial Services, etc) Real Estate Brokerages Administrative Offices of Businesses Offices accessory to a retail or manufacturing business (2) The following uses shall not fall under this definition: St. Joseph Charter Township Zoning Ordinance 40 Recommended by Planning Commission �(a) Bank branches, which shall be considered “Retail” (b) Public Administrative Offices (for Village, County, State, Federal, School District, etc), which shall be considered “Government/Public Uses” (c) Buildings dedicated solely to offices of Institutions of Higher Education, which shall be considered “Institutions of Higher Education” (d) Medical offices, which shall be considered “Medical of Dental Clinics” (e) Uses requiring large fabrication or testing facilities, which shall be considered “Research and Development” Section 4.22 Personal Services (A) Definition. A commercial use dedicated to providing services to customers on the premises of the business. (1) Examples include, but are not limited to: (a) (b) (c) (d) Barber Shops/Beauty Salons Nail Salons Animal Grooming Electronics/Small Appliance Repair (2) The following uses shall not fall under this definition: (a) Professionals Offices (Lawyers, Accountants, Financial Services, Real Estate etc), which shall be considered “Office”) (b) Bank branches, which shall be considered “Retail” (c) Public Administrative Offices (for Village, County, State, Federal, School District, etc), which shall be considered “Government/Public Uses” (d) Buildings dedicated solely to offices of Institutions of Higher Education, which shall be considered “Institutions of Higher Education” (e) Medical offices, which shall be considered “Medical or Dental Clinics” (f) Massage clinics, which shall be considered “Medical or Dental Clinics” (g) Uses requiring large fabrication or testing facilities, which shall be considered “Research and Development” Section 4.23 Private School and/or Child Care (A) Definition. A facility that provides child day care and/or a curriculum of elementary and/or secondary academic instruction, including preschools, kindergartens, elementary schools, junior high schools, and high schools. Section 4.24 Recreation – Indoor (A) Definition. An indoor facility for leisure, exercise, and/or entertainment. Examples include, but are not limited to: (1) (2) (3) (4) (5) (6) (7) Bowling Alleys Video Game Arcades Laser Tag Indoor Playgrounds Fitness Centers Dance Schools Gymnastics Centers St. Joseph Charter Township Zoning Ordinance 41 Recommended by Planning Commission �Section 4.25 Recreation – Outdoor (A) Definition. An outdoor facility for leisure, exercise, and/or entertainment. Examples include, but are not limited to: (1) (2) (3) (4) (5) (6) (7) Public Parks Golf Courses Nature Preserves Mini-Golf Go-Carts Batting Cages Sports Facilities Section 4.26 Religious Institution (A) Definition. Any structure wherein persons regularly assemble for religious activity, including a church, synagogue, temple, mosque, or similar religious facility. Accessory uses such as K-12 schools, event space, offices, or recreation may shall not be considered part of the religious institution for the purposes of zoning regulations, and shall be subject to all requirements for each given use. Section 4.27 Research and Development (A) Definition. Engineering and testing laboratory that does not involve the mass manufacture, fabrication, processing, or sale of products. Section 4.28 Restaurant (A) Definition. Any establishment whose principal business is the sale of food and beverages to the customer in a ready-to-consume state. (1) Examples include, but are not limited to: (a) (b) (c) (d) Full Service Restaurants Fast Food Restaurants Bars Microbreweries/Distilleries/Wineries, although the Township may determine that the manufacturing portion of the use is sufficiently large to be considered a separate use. (2) The following uses shall not fall under this definition: (a) Tasting counters at grocery stores, which shall be considered “Retail.” (b) Tasting counters at manufacturing facilities, which shall be considered “Manufacturing” Section 4.29 Retail (A) Definition. The selling of goods or merchandise directly to the public. (1) Examples include, but are not limited to: (a) Grocery/Convenience/Beverage Stores (b) Clothing/Shoe/Accessory Stores (c) Book/Music/Video/Electronics Stores St. Joseph Charter Township Zoning Ordinance 42 Recommended by Planning Commission �(d) Hardware Stores (e) Art Galleries (f) Bank Branches (2) The following uses shall not fall under this definition: (a) Gas Stations, which shall be considered “Automotive Fueling Stations” (b) Real Estate Brokerages, which shall be considered “Office” Section 4.30 Self-Storage Facilities (A) Definition. Enclosed space for rent to the general public for use to store non-perishable goods. Section 4.31 Solar Energy Facility (A) Definition. Solar energy system whose purpose is to provide for the collection, storage, and/or distribution of solar energy for space heating, cooling, or power generation, including both the solar panels and all accessory structures. Section 4.32 Trucking & Logistics (A) Definition. A use primarily dedicated to storing and moving products, including in trucks and other vehicles utiltizing more than two axles. Section 4.33 Vehicle Repair (A) Definition. An enclosed building where the following services may be carried out: general repairs, engine re-building, reconditioning of motor vehicles; collision services, such as frame or fender straightening and repair; painting and undercoating of automobiles; and, similar vehicle repair activity. (1) Examples include, but are not limited to: (a) (b) (c) (d) (e) (f) Body Shops General automobile repair facilities Oil change facilities Boat repair Recreational vehicle repair Motorcycle/Powersport repair (2) The following uses shall not fall under this definition: (a) Bicycle repair or lawnmower repair, which shall be considered “Personal Services.” Section 4.34 Vehicle Sales and/or Rental (A) Definition. A structure or premises used primarily for the sale of new or used automobiles and other motor vehicles. (1) Examples include, but are not limited to: (a) New car sales (b) Used car sales (c) Recreational vehicle sales St. Joseph Charter Township Zoning Ordinance 43 Recommended by Planning Commission �(d) Motorcycle/Powersport sales (e) Construction equipment sales (f) Boat sales (2) The following uses shall not fall under this definition: (a) Lawnmower sales, which shall be considered “Retail.” (b) Bicycle sales, which shall be considered “Retail.” Section 4.35 Vehicle Wash (A) Definition. A building or portion thereof or an area of land where automobiles or trucks are washed. Section 4.36 Warehousing (A) Definition. A use engaged in storage, wholesale, and distribution of manufactured products, supplies, and equipment, but excluding bulk storage of materials that are inflammable or explosive or that create hazardous or commonly recognized offensive conditions. Section 4.37 Wholesale (A) Definition. On-premise sales of goods primarily to customers engaged in the business of reselling the goods. Section 4.38 Wind Energy Conversion System (WECS) (A) Definition. A system which converts wind energy into electricity through the use of a wind turbine generator and includes the turbine, blades, and tower as well as related equipment. Section 4.39 Wireless Telecommunication Facility (A) Definition. A freestanding facility, building, pole, tower, or structure used to provide commercial cellular telecommunication services, and which consists of antennae, equipment and storage, and other accessory structures. (B) Standards. See Article 12. St. Joseph Charter Township Zoning Ordinance 44 Recommended by Planning Commission �Article 5: Schedule of Regulations Section 5.01 Schedule of Regulations for Principal Structures Minimum Lot Dimensions Maximum Structure Height (c) Minimum Required Setback (in feet) Maximum Coverage of Lot (%) Minimum Dwelling Unit Size (Sq. ft) Area (Sq. ft.) (a) Width (Feet) Stories Feet Front Yard Each Side Yard (b) Rear Yard R-1 20,000 100 2.5 30 42 10(d) 25-35 25% 950 R-2 10,000 75 2.5 30 42 10(d) 25-35 30% 950 R-3 8,700 70 2.5 30 42 7(d) 30 35% See Footnote R-4 8,700 70 4 40 42 10 30 45% B-1 None None None 55 10 5 20 None None B-2 None None None 55 10 5 20 None None I-1 None None None None 50 10 30 75% None I-2 None None None None 50 10 30 None None FOOTNOTES TO THE SCHEDULE OF REGULATIONS (a) Lot Area. Net Lot Area shall be used to determine compliance with lot area requirements. No new parcel shall be created unless the parcel has adequate usable lot area, such that the parcel can be built upon in compliance with Zoning Ordinance standards. (b) Setback on Side Yards Facing a Street. On corner lots the required front setback shall be maintained along each street frontage. (c) Maximum Height to the Peak: The maximum heights listed in the table shall be measured from grade to the halfway point between the peak and the eaves. (d) A side yard may not be less than specified except where it adjoins a street or residential uses, where the minimum width of such shall no be less than 25 feet. (e) For Multiple Family Structures, the following dwelling unit sizes shall apply: (1) (2) (3) (4) (5) Efficiency: 400 Square Feet 1 Bedroom: 600 Square Feet 2 Bedroom: 800 Square Feet 3 Bedroom: 1000 Square Feet Each Additional Bedroom shall require an additional 200 Square Feet of habitable space St. Joseph Charter Township Zoning Ordinance 45 Recommended by Planning Commission �This page left blank intentially. St. Joseph Charter Township Zoning Ordinance 46 Recommended by Planning Commission �Article 6: Zoning District Regulations Section 6.01 R-1 Single Family – Low Density District (A) Purpose. The R-1 district is established to encourage the orderly transition of land from agricultural to low density residential use, to provide areas well suited as to location and topography to meet the market demand for large lots, and to prohibit any uses which are incompatible. The principal use of land is for single-family dwellings on large lots where minimum community services may be appropriate. (B) Minimum lot size. (1) One-family dwellings. Every one-family detached dwelling hereafter erected shall be located on a lot having an area of not less than 20,000 square feet, a width at the established building line of not less than 100 feet, frontage of not less than 50 feet and a depth of not less than 120 feet. The street and/or highway right-of-way line bordering the front of the lot or parcel of land shall be the point of beginning for the depth measurement required in this subsection. (2) Nonresidential uses. All nonresidential principal uses of buildings, as permitted in this Section, shall be located on a tract of land having an area of not less than 20,000 square feet, frontage of not less than 50 feet and a width at the established building line of not less than 100 feet. (3) Special uses. Minimum lot sizes for special uses shall be prescribed and conditions stipulated at the time a special use permit is authorized, but in no case shall any such lot have an area of less than 20,000 square feet, frontage ofless than 50 feet or a width at the established building line of less than 100 feet. (C) Yard areas. No building shall be erected or enlarged unless the following yards are provided and maintained in connection with such building structure or enlargement: (1) Front yard. A front yard of not less than 42 feet (2) Side yard. A side yard on each side of the main building of not less than ten feet; except, where a side yard adjoins a street, the minimum width of such yard shall be not less than 25 feet. (3) Rear yard. A rear yard of not less than 20 percent of the depth of the lot; provided, however, that such rear yard shall not be less than 25 feet but need not exceed 35 feet. (D) Maximum lot coverage. No more than 25 percent of the lot area may be occupied by buildings and structures, including accessory buildings. (E) Building height. No building shall exceed a height of 30 feet or 2 1/2 stories, whichever is lower. Section 6.02 R-2 Single Family – Medium Density District (A) Purpose. The R-2 district is established to provide low density areas in which the principal use of land is for single-family dwellings on medium sized lots. (B) Minimum lot size. (1) One-family dwellings. Every one-family detached dwelling hereafter erected shall be located on a lot having an area of not less than 10,000 square feet, frontage of not less than 50 feet and a width at the established building line of not less than 75 feet. The street and/or highway right-of-way line bordering the front of the lot or parcel of land shall be the beginning for the depth measurement required by this subsection. St. Joseph Charter Township Zoning Ordinance 47 Recommended by Planning Commission �(2) Nonresidential uses. All nonresidential principal uses of buildings as permitted in this Section shall be located on a tract of land having an area of not less than 10,000 square feet, frontage of not less than 50 feet, and a width at the established building line of not less than 75 feet. (3) Special uses. Minimum lot sizes for special uses shall be prescribed and conditions imposed at the time a special use permit is authorized, but in no case shall any such lot have an area of less than 10,000 square feet or frontage ofless than 50 feet. (C) Yard areas. No building shall be erected or enlarged unless the following yards are provided and maintained: (1) Front yard. A front yard of not less than 42 feet; measured from the front lot line to the house. (2) Side yards. A side yard on each side of the main building of not less than ten feet; except, where a side yard adjoins a street, the minimum width of such yard shall be not less than 25 feet. (3) Rear yard. A rear yard of not less than 20 percent of the depth of the lot; provided, however, that such rear yard shall not be less than 25 feet but need not exceed 35 feet. (D) Maximum lot coverage. Not more than 30 percent of the lot area may be occupied by buildings and structures, including accessory buildings. (E) Building height. No building shall exceed a height of 30 feet or 2 1/2 stories, whichever is lower. Section 6.03 R-3 Mixed Density Residential District (A) Purpose. The R-3 district is established as a general residence district to provide for a wider variety of dwelling accommodations with a medium density of dwelling units, to provide for two-family dwellings with adequate open space for family living, to provide for and encourage the redevelopment of older residential districts in the Township, and to provide for a transition between nonresidential areas and single-family areas of lower density. (B) Minimum lot sizes. (1) One-family and two-family dwellings. Every one-family detached dwelling or two-family dwelling hereafter erected or structurally altered shall be located on a lot having an area of not less than 8,700 square feet, frontage of not less than 50 feet and a width at the established building line of not less than 70 feet. (2) Alteration of existing residential buildings. Existing residential buildings in the R-3 district may be altered to provide for not more than two dwelling units, provided that no existing residential building is altered in such a way as to conflict with or further conflict with the requirements in subsection (B)(1) of this section. (3) Special uses. Minimum lot sizes for special uses shall be prescribed at the time a special use permit is authorized, but in no case shall any such lot be less than 8,700 square feet, have a frontage of less than 50 feet, or have a width at the established building line of less than 70 feet. (C) Yard areas. No building shall be erected or enlarged unless the following yards are provided and maintained: (1) Front yard. A front yard not less than 42 feet deep shall be provided. (2) Side yards. In the R-3 district, the minimum side yard requirements for permitted uses shall not be less than the following: St. Joseph Charter Township Zoning Ordinance 48 Recommended by Planning Commission �(a) One-family and two-family dwellings. For one-family and two-family buildings, the same regulations apply as permitted or required in the R-2 one-family residence district. (b) Nonresidential buildings. For each permitted nonresidential building, interior side yards on each side of the building shall not be less than 15 feet plus one foot for each two feet by which the building height exceeds 15 feet. (c) Special uses. For special uses, the interior side yards shall be as specified in the special use permit, but in no case shall the interior side yards be less than those specified for nonresidential buildings in subsection (d)(iii) of this Section. (d) Minimum corner side yards. In an R-3 district, the minimum corner side yard requirements for permitted uses shall be not less than the following: (i) One-family and two-family dwellings. For one-family and two-family dwellings, the same regulations shall apply as permitted or required in the R-2 district. (ii) Reverse corner lots. For reverse corner lots, there shall be maintained a setback from the side street of not less than 50 percent of the front yard required on the lots in the rear of such corner lots, but such setbacks need not exceed 25 feet. No accessory building on the reversed corner lot shall project beyond the front yard required on the adjacent lot to the rear, or be located nearer than ten feet to the side lot line of the adjacent lot. (iii) Nonresidential uses. For permitted nonresidential uses, the minimum corner side yards shall be not less than 25 feet plus one foot for each two feet by which the building height exceeds 15 feet. (iv) Special uses. For special uses, corner side yards shall be as specified in the special use permit, but in no case shall such side yards be less than that specified for nonresidential buildings in subsection (d)(iii) of this Section. (3) Rear yard. There shall be a rear yard of not less than 30 feet. (D) Maximum lot coverage. Not more than 35 percent of the lot area may be occupied by buildings and structures, including accessory buildings. (E) Building height. No building shall exceed a height of 30 feet or 2 1/2 stories, whichever is lower. Section 6.04 R-4 Multi-Family Residential District (A) Purpose. The R-4 district is established as a general residence district to provide for a wider variety of dwelling accommodations with a higher density of dwelling units for multiple-family dwellings with adequate open space for family living, to provide for and encourage the redevelopment of older residential districts in the Township, and to provide for a transition between nonresidential areas and single-family areas of lower density. (B) Minimum lot sizes. (1) One-family detached dwellings. Every one-family detached dwelling hereafter erected shall be located on a lot having an area of not less than 8,700 square feet, frontage of not less than 50 feet and a width at the established building line of not less than 70 feet. (2) Multiple-family dwellings. All structures or buildings containing four or more dwelling units shall be located on a lot which provides a minimum lot area per dwelling unit as follows: St. Joseph Charter Township Zoning Ordinance 49 Recommended by Planning Commission �Type of Dwelling Unit Land Area per Dwelling Unit (square feet) More than 4 bedrooms 4,000 4 bedrooms 3,000 3 bedrooms 2,700 2 bedrooms 2,400 1 bedroom and efficiency 2,100 However, in no case shall there be a lot area of less than 8,700 square feet, frontage of less than 50 feet or a width at the established building line of less than 70 feet. Existing residential buildings in the R-4 district may be altered to provide for not more than four dwelling units, provided that no existing residential building is altered in such a way as to conflict with or further conflict with the requirements of this subsection. (3) Nonresidential uses. All nonresidential principal uses permitted in this district shall be located on a lot having an area of not less than 8,700 square feet, frontage of not less than 50 feet and a width at the established building line of not less than 70 feet. (4) Special uses. Minimum lot sizes for special uses shall be prescribed at the time a special use permit is authorized, but in no case shall any such lot be less than 8,700 square feet, have frontage of less than 50 feet or have a width at the established building line of less than 70 feet. (C) Yard areas. No building shall be erected or enlarged unless the following yards are provided and maintained: (1) Front yard. A front yard shall be provided of not less than 42 feet plus one additional foot of front yard for each two feet over 30 feet in building height. (2) Side yards. In the R-4 district, the minimum side yard requirements for permitted uses shall be not less than the following: (a) Multifamily dwellings. For buildings containing three or more dwelling units, there shall be a side yard on each side of each building of ten feet plus five additional feet for each additional story above two stories in height. (b) Nonresidential buildings. For permitted nonresidential buildings, side yards on each side of the building shall not be less than 15 feet plus one foot for each two feet by which the building height exceeds 15 feet. (c) Special uses. For special uses, side yards shall be as specified in the special use permit, but in no case shall the side yards be less than those specified for nonresidential buildings in subsection (e)(iii) of this section. (d) Minimum corner side yard. In an R-4 district, the minimum corner side yard requirements for permitted uses shall be not less than the following: St. Joseph Charter Township Zoning Ordinance 50 Recommended by Planning Commission �(i) Multifamily dwellings. For buildings containing three or more dwelling units, the minimum corner side yard shall be ten feet, except that buildings 50 feet or more in overall width, as projected upon the front lot line, shall have corner side yards not less than 15 percent of the building width or 30 percent of the building height, whichever is greater. (ii) Reversed corner lots. For reversed corner lots, there shall be maintained a setback from the side street of not less than 50 percent of the front yard required on the lots in the rear of such corner lots, but such setbacks need not exceed 25 feet. No accessory building on such reversed corner lot shall project beyond the front yard required on the adjacent lot to the rear, or be located nearer than ten feet to the side lot line of the adjacent lot. (iii) Nonresidential uses. For permitted nonresidential uses, the minimum corner side yard shall be 25 feet plus one additional foot for each two feet by which the building height exceeds 15 feet. (iv) Special uses. For special uses, corner side yards shall be as specified in the special use permit, but in no case shall such side yards be less than that specified for nonresidential buildings in subsection (C)(2)(e)(iii) of this section. (3) Rear yard. There shall be a rear yard of not less than 30 feet. (D) Maximum lot coverage. The principal building shall not cover more than 45 percent of the lot area; provided, however, that a one-story attached garage shall be considered an accessory building and not part of the principal building. (E) Building height. No building shall exceed a height of 40 feet or four stories, whichever is lower. Section 6.05 B-1 Limited Business District (A) Purpose. The B-1 district is established to provide areas for a limited range of retail stores and personal service establishments which are desirable to provide for both day-to-day and occasional shopping needs for the immediate neighborhood. (B) Yard area. (1) Transitional yards. Where a B-1 District adjoins a residence district, transitional yards shall be provided in accordance with the following regulations: (a) Where lots in a B-1 District front on the street and at least 80 percent of the frontage directly across the street between two consecutive intersecting streets is in a residence district, the front yard regulations for the residence district shall apply to the lots in the business district. (b) In a B-1 District, where a side lot line coincides with a side or rear lot line of property in an adjacent residential district, a yard shall be provided along such side lot line. Such yard shall be equal in dimension to the minimum side yard which would be required under this Chapter for a residential use on the adjacent property in residence district. (c) In a B-1 District, where a side lot line coincides with a side or rear lot line of property in an adjacent residential district, a yard shall be provided along such rear lot line. Such yard shall be equal in dimension to the minimum side yard which would be required under this Chapter for a residential use on the adjacent property in the residence district. (d) In a B-1 District, where a rear lot line coincides with a side lot line of property in an adjacent residential district, a yard shall be provided along such rear lot line. Such yard shall be 20 feet in depth. St. Joseph Charter Township Zoning Ordinance 51 Recommended by Planning Commission �(e) In a B-1 District, where the extension of a front or side lot line coincides with the front line of an adjacent lot located in a residence district, a yard of not less than ten feet shall be provided. (f) Transitional yards shall be unobstructed from lowest level to sky except as allowed in Section 8.03 (e). (2) Side yards. If an interior side yard is provided, it shall be not less than five feet wide. (3) Rear yard. A rear yard of not less than 20 feet in depth shall be provided. (C) Signs. Signs shall be permitted as allowed in Article 10 of this chapter. (D) Off-street parking and loading. Parking and loading facilities shall be provided as required or permitted in Article VII of this Chapter. (E) Building height. The height of any structure shall not exceed 55 feet, except as provided in this Chapter. (F) Conditions of use. All permitted uses in this district, except residence district uses, shall be retail and shall be subject to the following conditions: (1) There shall be no manufacture, processing or treatment of products other than those which are clearly indicated and essential to the retail business conducted on the same premises. (2) Such uses, operations or products shall not be objectionable due to odor, dust, smoke, noise, or vibrations or other similar causes. (3) All outside storage of refuse material shall be containerized. Section 6.06 B-2 General Business District (A) Purpose. The B-2 District is established to provide additional business and commercial uses and limited service uses not permitted in the B-1 District, and to provide for a greater bulk and intensity of use of land and buildings. (B) Yard areas. All yard regulations shall be the same as required in the B-1 Retail Business District. (C) Signs. Signs shall be as permitted in Article 10 of this Chapter. (D) Off-street parking and loading. Parking and loading facilities shall be provided as required or permitted in Article 9 of this Chapter. (E) Building Height. Height regulations shall be the same as required in the B-1 Retail Business District. Section 6.07 I-1 Limited Industrial District (A) Purpose. The I-1 Limited Industrial District is established to provide areas for industrial concerns whose operations are of a high performance standard, to ensure that operations will be conducted without substantial annoyance or inconvenience to the owners of surrounding property or the users of surrounding highways or streets, and to prevent adverse effects upon surrounding public or private property. (B) Off-street parking and loading. Off-street parking and loading shall be as permitted or required in Article 9 of this Chapter. St. Joseph Charter Township Zoning Ordinance 52 Recommended by Planning Commission �(C) Conditions of use. All permitted uses are subject to the following conditions: (1) All local, county, state and federal laws, rules and regulations must be strictly adhered to as to the emission of odor, dust, smoke, gas, noise, vibration and the like. (2) All business, production, servicing, processing shall take place within completely enclosed buildings unless otherwise specified. Within 150 feet of a residence district, all storage shall be in completely enclosed buildings or structures. Storage located elsewhere in this district may be open to the sky but shall be enclosed by solid walls or fences (including solid doors or gates thereto) at least six feet high, and suitably landscaped. However, open off-street loading facilities and open off-street parking of motor vehicles may be not enclosed throughout the district, except for such screening of parking and loading facilities as may be required under the provisions of Article 9 of this Chapter. (D) Yard areas. No building or structure shall hereafter be erected or structurally altered unless the following yards are provided and maintained in connection with such building: (1) Front yard. On every zoning lot, a front yard of not less than 50 feet in depth shall be provided. However, where lots within the same block and composing 40 percent of the frontage on the same street are already developed on the effective date of the ordinance from which this Chapter is derived with front yards with an average depth shall be the required front yard depth for such frontage in such block. No industrial building or a portion thereof, or any accessory building in connection therewith, shall be hereafter erected in front of a building or setback line. (2) Side yards. A side yard ten feet deep is required, except on the side of a lot adjoining a residence district, in which case there shall be a side yard of not less than 40 feet. (3) Rear yard. On every zoning lot there shall be a rear yard of not less than 30 feet, except, where a use in the I-1 limited industrial district is adjacent to a residence district, a rear yard shall be provided and maintained of not less than 50 feet. (E) Maximum lot coverage. No building with its accessory buildings and accessory uses, including parking facilities, driveways and roadways, outside storage areas, railroad sidings, outside truck berths and other accessory uses, shall occupy in excess of 75 percent of any lot or tract. Section 6.08 I-2 General Industrial District (A) Purpose. The I-2 General Industrial District is established to provide areas in which a wide variety of intensive industrial concerns may be located, to provide performance standards that will adequately protect the community, and to provide regulations to ensure adequate open space between uses and between the boundaries of the I-2 General Industrial District and other established uses. (B) Off-street parking and loading. Off-street parking and loading shall be as permitted or required in Article 9 of this Chapter. (C) Conditions of use. Permitted uses are subject to the following conditions: (1) All local, county, state and federal laws, rules and regulations must be strictly adhered to as to the emission of odor, dust, smoke, gas, noise, vibration and the like. (2) Within 150 feet of a residence district, production, processing, servicing and fabrication shall take place or be within completely enclosed buildings or structures unless otherwise specified. All exterior storage within 150 feet of a residence district shall be enclosed with a solid wall or fence to a height of such stored materials. Off-street parking and off-street loading facilities may be not enclosed except for such screening and improvements as may be required under the provisions of Article 9 of this Chapter. St. Joseph Charter Township Zoning Ordinance 53 Recommended by Planning Commission �(D) Yard areas. All yard areas shall be the same as required in the I-1 Limited Industrial District. Section 6.09 Floodplain Regulations (A) Purpose. To designate an enforcing agency to discharge the responsibility of the Charter Township of St. Joseph located in Berrien County, under the provisions of the State Construction Code Act, Act No. 230 of the Public Acts of 1972, as amended. The Charter Township of St Joseph ordains: (1) Agency designated. Pursuant to the provisions of the state construction code, in accordance with Section 8b(6) of Act 230, of the Public Acts of 1972, as amended, the Building Official of the Charter Township of St. Joseph is hereby designated as the enforcing agency to discharge the responsibility of the Charter Township of St. Joseph under Act 230, of the Public Acts of 1972, as amended, State of Michigan. The Charter Township of St. Joseph assumes responsibility for the administration and enforcement of said Act throughout its corporation limits. (2) Code appendix enforced. Pursuant to the provisions of the state construction code, in accordance with Section 8b(6) of Act 230, of the Public Acts of 1972, as amended, Appendix G of the Michigan Building Code shall be enforced by the enforcing agency within the Charter Township of St. Joseph. (3) Designation of regulated flood prone hazard areas. The Federal Emergency Management Agency (FEMA) Flood Insurance Study (FIS) Entitled "Berrien County, Michigan And Incorporated Areas" and dated April 17, 2006, and the Flood Insurance Rate Map(s) (FIRMS) panel number(s) of: St. Joseph Charter Township: 260210084C 260210092C 26021010IC 260210102C 260210103C 260210104C 260210112C 260210115C and dated April 17, 2006 are adopted by reference and declared to be a part of Section 1612.3 of the Michigan Building Code and part of section 46-263 of the F-1 Floodplain Overlay District. (B) Delineation of district. (1) The Floodplain District shall overlay existing zoning districts delineated on the official Township Zoning Map. The boundaries of the floodplain overlay district shall coincide with the boundaries of the areas indicated as within the limits of the 100-year flood boundary in the report entitled "The Flood Insurance Study, St. Joseph Charter Township," dated June 18, 1980, with accompanying flood insurance rate, flood boundary and floodway maps. The boundaries designate a regulatory floodplain and shall coincide with the 100-year flood boundary indicated on the flood boundary and floodway map. The study and accompanying maps are adopted by reference, appended and declared to be a part of this Chapter. The term "Floodplain District," as used in this Chapter, shall mean the floodplain overlay district and shall be the designated regulatory floodplain. (2) Where there are disputes as to the location of a floodplain overlay district boundary or the limits of the floodway, the Zoning Board of Appeals shall resolve the dispute in accord with the following rules: St. Joseph Charter Township Zoning Ordinance 54 Recommended by Planning Commission �(a) Where disputes arise as to the location of the floodplain overlay district boundary or the limits of the floodway, the decision of the Zoning Board of Appeals shall be based upon the most current floodplain studies issued by the Federal Emergency Management Agency. Where Federal Emergency Management Agency information is not available, the best available floodplain information shall be utilized. (b) Where a dispute involves an allegation that the boundary is incorrect as mapped and Federal Emergency Management Agency floodplain studies are being questioned, the Zoning Board of Appeals shall modify the boundary of the flood hazard area or the floodway only upon receipt of an official letter of map amendment issued by the Federal Emergency Management Agency. (c) All parties to a map dispute may submit technical evidence to the Zoning Board of Appeals. (3) In addition to other requirements of this chapter applicable to the development on the underlying zoning district, compliance with the requirements of this section shall be necessary for all development occurring within the Floodplain Overlay Zone. Conflicts between the requirements of this section and other requirements of this chapter or any other ordinance shall be resolved in favor of this section, except where the conflicting requirement is more stringent and would further the objectives of this section. In such cases, the more stringent requirement shall be applied. (C) Permitted uses. Notwithstanding any other provisions of this chapter, no building or structure shall be erected, converted or structurally altered and no land and/or structure shall be used in the Foodplain District except for one or more of the following uses: (1) Gardening, horticulture, and open recreational uses such as parks, playgrounds, playfields, athletic fields, golf courses, bridle paths and nature paths are permitted. (2) In the area outside the 100-year floodplain, uses permitted by the Zoning District otherwise established for the lot are permitted, subject to the regulations of such district: provided, however, the elevation of the lowest floor designed or intended for human use or habitation, including basements, shall be at least three feet above the elevation of the nearest point of the 100-year floodplain designated in subsection (b) of this Section. (3) In the area within the 100-year floodplain, land may be used to supply open space or lot area requirements of a lot partially located outside; provided, however, no building or structure shall be located within the 100-year floodplain. (D) Accessory uses. Within the 100-year floodplain area, off-street parking is permitted as a use accessory to a principal use outside the 100-year floodplain on the same lot. However, no building, structure, or equipment other than boundary monuments are permitted within the 100-year floodplain as an accessory use. (E) Special uses. (1) In the area within the 100-year floodplain, dumping or backfilling with any material in any manner is prohibited unless, through compensating excavation and shaping of the floodplain, the flow and impoundment capacity of the floodplain will be maintained or improved, and unless all applicable state regulations are met. (2) In the area within the 100-year floodplain, the construction or location of bridges, outdoor play equipment, bleachers and similar outdoor equipment and appurtenances is prohibited unless such elements would not cause an increase in water surface elevation, obstruct flow or reduce the impoundment capacity of the floodplain. In addition, all equipment shall be anchored to prevent flotation and lateral movement. Approval of a special use permit for any of such uses shall be subject to an engineering finding by a registered engineer that the requirements of this subsection are satisfied, subject to approval by the Township engineer. St. Joseph Charter Township Zoning Ordinance 55 Recommended by Planning Commission �(F) Construction. No building or structure shall be erected, converted or structurally altered or placed and no land filled or structure used in a floodplain district unless a permit therefor shall have first been obtained from the Zoning Administrator after due compliance is shown with all Township ordinances, state statutes and federal regulations. (G) Utilities. All on-site new and replacement water and sewer systems and appurtenances in the floodplain shall be designed to minimize infiltration of floodwater and so constructed so as to avoid impairment that might otherwise result from flooding. (H) Alteration of watercourses. No alteration of any watercourse in the floodplain district shall be undertaken unless and until neighboring communities and the state department of natural resources shall have first been notified and provided with detailed plans and specifications prepared by a registered engineer. Such plans shall show full compliance with local ordinances, state statutes, state regulatory agencies and federal regulations and shall make provisions for maintaining the full carrying capacity of the altered watercourse. (I) Violations; enforcement. Any building or structure which is erected, altered, maintained or changed in violation of any provision of this section is hereby declared to be a nuisance, per se. The Township Board and the duly authorized attorney for the Township and the prosecuting attorney for the county may institute injunction, mandamus, abatement or any other appropriate action or proceedings to prevent, enjoin, abate or remove any unlawful erection, alteration, maintenance or use of lands in the floodplain district. (J) Disclaimer of liability. The degree of flood protection required by this section is considered reasonable for regulatory purposes and is based upon engineering and scientific methods of study. Larger floods may occur on rare occasions. Flood heights may be increased by manmade or natural causes, such as ice jams and bridge openings restricted by debris. Approval of the use of land under this section shall not be considered a guarantee or warranty or safety from flood damage. This section does not imply that areas outside the flood hazard area will be free from flood damage. This section does not create liability on the part of the Township or any officer or employees thereof for any flood damages that result from reliance on this section or any administrative decision lawfully made thereunder. St. Joseph Charter Township Zoning Ordinance 56 Recommended by Planning Commission �Article 7: Planned Unit Development Section 7.01 Purpose The purpose of Planned Unit Development is to encourage the most orderly development of properties through advance planning and thus ensure adequate standards for the development of residential neighborhoods, provide regulations to encourage a variety of dwelling types, ensure adequate open space, protect residential areas from undue traffic congestion, and protect residential areas from the intrusion of business, industrial and other land uses that may create an adverse effect upon the living environment, and thus promote the general welfare of the community. Section 7.02 Basic Provisions and Requirements (A) The basic provisions and requirements concerning planned unit development are as follows: The subdivision, development and use of land containing three or more acres as an integral unit, combining more than one primary land use and which may provide for single-family residential, multifamily residential, education, business, commercial, industrial, recreation, park and common use areas may be described as a planned unit development. (B) In its establishment and authorization as a special use, in addition to the provisions of subsection (a) of this section, the procedures, requirements, restrictions, standards and conditions in this Article shall be observed. (C) The planned unit development may be excluded from the provisions of the subdivision regulations of the Township (Chapter 34) and of this Chapter, to the extent specified in the final authorization of the planned unit development. Section 7.03 Procedure for Approval (A) Preliminary discussion with Planning Commission. The applicant for approval of a planned unit development shall request the Township Board, by letter addressed to the Township Clerk with the appropriate fee, to call a meeting of the Planning Commission for a preliminary discussion of the proposed planned unit development, and the Planning Commission shall call such meeting, which may be continued from time to time. The applicant shall present such exhibits and written information as may be necessary to fully acquaint the Planning Commission with the proposed development, which shall include but not necessarily be limited to the following: (1) A tentative sketch plan, which may be in freehand sketch form, showing the location and extent of the types of land uses proposed. (2) The existing topography at five-foot contour intervals, which may be taken from USGS information. (3) Existing streets surrounding the subject property. (4) Existing utilities, including storm drainage facilities. (5) The following, which shall be provided by either graphic exhibits or written statements: St. Joseph Charter Township Zoning Ordinance 57 Recommended by Planning Commission �(a) The density of residential uses and the number of dwelling units by type. (b) The ancillary and nonresidential uses to be provided in a residential planned unit development. (c) The off-street parking and other service facilities proposed. (d) The exceptions or variations to the Township zoning or subdivision requirements being requested as part of the planned unit development application. (B) Recommendation by Planning Commission. Within 30 days after final adjournment of the meeting, the Planning Commission shall submit to the Township Board its report in writing containing recommendations. (C) Submission of formal petition. The formal petition for a planned unit development shall be addressed to the Township Board and shall be filed with the Township Clerk. Ten copies of the petition shall be filed with the Township Clerk. Attached to each copy shall be copies of the supporting documents and exhibits provided for in Section 7.04. (D) Filing fee. A filing fee as determined by resolution of the Township Board from time to time shall be paid to the Township Clerk at the time of such filing. (E) Setting of hearing date; notice of hearing. The Township Board shall refer the petition to the Planning Commission, which shall set a public hearing date which shall be not less than 30 and not more than 60 days after the filing of the petition. The petitioner shall cause notice of the public hearing: (1) To be published at least once not less than 15 days before the hearing date in one or more newspapers of general circulation in the Township. (2) To be sent by mail or personal delivery to the owners of property for which approval is being considered, to all persons to whom real property is assessed within 300 feet of the boundary of the property in question, and to the occupants of all structures within 300 feet regardless of whether the property or occupant is located in the Township. The notice shall be given not less than 15 days before the date the application will be considered for approval. If the name of the occupant is not known, the term "occupant" may be used in making notification. Notification need not be given to more than one occupant of a structure, except that, if a structure contains more than one dwelling unit or spatial area owned or leased by different individuals, partnerships, businesses, or organizations, one occupant of each unit or spatial area shall receive notice. In the case of a single structure containing more than four dwelling units or other distinct spatial areas owned or leased by different individuals, partnerships, businesses, or organizations, notice may be given to the manager or owner of the structure, who shall be requested to post the notice at the primary entrance to the structure. (F) Distribution of copies of petition. The Township Clerk shall forward a copy of the petition to the supervisor and each member of the Township Board and members of the Planning Commission. (G) Report by Planning Commission. The petition shall be heard by the Planning Commission and its report to the Township Board of its findings and recommendations shall be accompanied by such plats, exhibits and agreements as shall have been presented by the petitioner, each identified for reference by letter or number, together with any suggested changes therein. (H) Granting of special use permit. The Township Board may grant a special use permit for a planned unit development, which shall be by specific ordinance and which shall contain or to which shall be appended all terms and conditions of the grant, including covenants and agreements, guarantees, performance bonds, plats and the like. St. Joseph Charter Township Zoning Ordinance 58 Recommended by Planning Commission �Section 7.04 Contents of Petition The formal petition for approval of a planned unit development shall contain, in addition to all other requirements, the following: (A) An outline plan of the planned unit development. This plan will be at a scale of not less than one inch equals 100 feet, and shall show all proposed streets (public and private), street classifications, rights-of-way, all principal and accessory buildings and their use, lot size, building lines, easements for utility services, offstreet parking, service areas, open space, recreation facilities and any other information necessary to clearly show the proposed elements of the planned unit development. (B) Preliminary architectural plans for all residential buildings, in sufficient detail to show the basic planning, the number of units per building and the number of bedrooms per dwelling unit. Preliminary architectural plans are not required for business or other nonresidential buildings at the time of this application but must be submitted to the Planning Commission for its approval prior to filing an application for a building permit. (C) A topographic survey and boundary survey of the subject area, prepared and certified by a registered Michigan surveyor or including a legal description. (D) A rendered plan of the planned unit development area, showing in contrasting colors, or by other means, the respective location of all categories of land use. (E) A map of the Township, showing the planned unit development area and its relation to existing roads and streets and use districts within and immediately adjacent to the Township. (F) Preliminary plans and outline specifications of the following improvements: (1) Roads, streets and alleys, including classifications, width of right-of-way, widths of paved surfaces and construction details. (2) Sidewalks, including widths of paved surfaces and construction details. (3) Sanitary and storm sewer systems (private). (4) Water supply system (private). (5) Street lighting and public area lighting system. (6) Recommended installation for electric, gas and communications facilities and distribution. (a) Sequence of phases or stages of development of the planned unit development. (b) A general landscape planting plan, which shall be prepared by a landscape architect and shall meet the approval of the Planning Commission. (7) Estimates of cost of installation of all proposed improvements confirmed by a registered Michigan engineer. (8) The petitioner's proposed covenants, restrictions and conditions to be established as a part of the planned unit development. St. Joseph Charter Township Zoning Ordinance 59 Recommended by Planning Commission �Section 7.05 Construction of Improvements The petitioner for approval of a planned unit development shall construct and install the required improvements and must post with the Township a sum in cash or negotiable securities, or a surety bond running to the Township, in an amount sufficient to cover the full cost, including engineering and inspection fees and costs, plus ten percent of such total, to ensure the satisfactory installation of such improvements. The amount of such deposit or bond shall be based upon the confirmed estimate of cost provided for in Section 7.04. If a surety bond is submitted, it shall have good and sufficient surety thereupon and shall not be accepted until approved by the supervisor and Township Board. If the planned unit development is to be constructed and developed in stages or phases, the deposit of cash or securities or the bond posted shall be in an amount based upon the confirmed estimated cost of installation of improvements in the respective stage or phase as approved by the Township Board. This section shall not be applicable to improvements for which a cash deposit, certified check, irrevocable bank letter of credit, or surety bond has been deposited under the Land Division Act (MCL 560.101 et seq.). Section 7.06 Street Classifications and Specifications Street classifications, definitions and specifications for planned unit developments shall be as established by the county road commission or as provided for by the Township private road specification. Section 7.07 Compliance No planned unit development shall be authorized unless the Planning Commission shall find and recommend, in addition to those standards established in this chapter for special uses, that the provisions of this division will be met. Section 7.08 General Standards (A) Permitted uses. The uses permitted by such exceptions as may be requested or recommended shall be necessary or desirable and appropriate to the purpose of the development. (B) Prohibited uses. The uses permitted in such development shall not be of such nature or so located as to exercise an undue detrimental influence or effect upon the surrounding neighborhood. (C) Industrial park areas. Any industrial park areas established in the planned unit development shall conform to all requirements therefor as set forth in this chapter. (D) Compliance with use requirements. All minimum requirements pertaining to commercial, residential, institutional or other uses established in planned unit development shall be subject to the requirements for each individual classification as established in this chapter, except as may be specifically varied in the ordinance granting and establishing a planned unit development use. (E) Operation and maintenance of private facilities. When private streets and common driveways are made a part of the planned unit development or private common open space or recreation facilities are provided, the applicant shall submit as part of the application the method and arrangement whereby these private facilities shall be operated and maintained. Such arrangements for operating and maintaining private facilities shall be subject to the approval of the Township Board. (F) Underground installation of utility wires. (1) The Township Board hereby finds that overhead wires for electric, communication, or similar or associated services are hazardous to the public health and safety, adversely affect the value of property in the Township, contribute to conditions of urban blight, are incompatible with major land use planning objectives and mar the natural beauty of the Township. St. Joseph Charter Township Zoning Ordinance 60 Recommended by Planning Commission �(2) It is the intention of the Township Board over a period of years to eliminate overhead utility wires through police power and other appropriate means. (3) Within the area of a plat or site plan, all distribution lines for electric, communication or similar associated services shall be placed underground in accordance with land development regulations adopted by the Planning Commission. Such regulations shall contain, among other things, reasonable exceptions for the authorized overhead main supply lines and overhead perimeter feed lines and necessary surface facilities. Those electric and communication facilities placed in dedicated public ways shall be planned so as not to conflict with other underground utilities. All communication and electrical facilities shall be constructed in accordance with standards of construction approved by the state public service commission. All underground utility installations which traverse privately owned property shall be protected by easements granted by the owner of such property. (4) Subsection (f)(3) of this section shall not apply to any plat or site plan which has received preliminary approval as of the effective date of the ordinance from which this section is derived. (5) The Township Board may, by resolution, waive or modify any of the requirements of this subsection for underground line installations with respect to a particular plat or site plan when the strict application of such requirements would result in practical difficulties or unnecessary hardship. Prior to any such waiver or modification, all interested parties shall be notified and given an opportunity to be heard. Section 7.09 Residential Uses (A) Density. Residential density for a planned unit development shall not be greater than the recommended density as shown on the land use plan for the Township, nor shall any lot to be used for residential purposes be less in area or dimension than that required by the district regulations applicable to the district in which the planned development is located, except that the Planning Commission may recommend and the Township Board may grant a reduction in such lot area and dimension, but not more than 15 percent, when the planned unit development provides common open space equal to not less than ten percent of the gross area of the planned unit development. (B) Business uses in residential development. Business uses may be included as part of a planned residential development when the Planning Commission finds that such business uses are beneficial to the overall planned unit development and will not be injurious to adjacent or neighboring properties. Such business uses shall not be greater in area than ten percent of the planned unit development. (C) Open space. The open areas provided in the part of a planned development containing only residential structures shall be preserved over the life of the planned unit development for use only by the residents of the planned development or dedicated to the Township for school, playground or other public uses by an instrument or guarantee acceptable to the Township trustees. (D) Access. For that part of a planned unit development devoted to residential uses, the Planning Commission may recommend and the Township Board may approve access to a dwelling by a driveway or pedestrian walk easement, and spacing between buildings of lesser width or depth than required by district regulations for the district in which the planned development is located, provided that: (1) Adequate provisions are made which perpetuate, during the period of the special use, access easements and off-street parking spaces for use by the residents of the dwellings served; (2) The spacing between buildings shall be approved by the Planning Commission and shall be consistent with the application of recognized site planning principles for securing a unified development, and due consideration is given to the openness normally afforded by intervening streets and alleys. The minimum side yards between principal buildings within a part of a planned development where subsequent transfer of ownership is contemplated shall be equivalent to side yards as would be required between buildings by district regulations for the district in which the planned unit development is located; and St. Joseph Charter Township Zoning Ordinance 61 Recommended by Planning Commission �(3) The yards for principal buildings along the periphery of the development shall be not less in width or depth than required for permitted uses in the district regulations applicable to the districts in which the planned unit development is located, and the plan shall be developed to afford adequate protection to neighboring properties as recommended by the Planning Commission and approved by the Township Board. (E) Variations of minimum requirements. Wherever the applicant proposes to provide and set out, by platting, deed, dedication, restriction or covenant, any land or space separate from single-family or multi-family residential districts to be used for parks, playgrounds, commons, greenways or open areas, the Planning Commission may consider and recommend to the Township Board and the Township Board may vary the applicable minimum requirements of the subdivision regulations (Chapter 34) and this chapter, which may include but shall not necessarily be limited to the following: (1) Rear yard. (2) Side yard. (3) Lot area. (4) Bulk. (5) Off-street parking. (6) Intensity of use. (7) Street width. (8) Sidewalks. (9) Public utilities. Section 7.10 Business Uses (A) Permitted uses. Business uses shall be as prescribed by the Planning Commission. (B) Business and storage to be enclosed. All business and storage of materials shall be conducted or stored within a completely enclosed building. (C) Maximum lot coverage. Not more than 30 percent of the lot area shall be covered by buildings or structures. (D) Landscaping and open space. At least ten percent of the lot shall be provided for landscape and open space purposes. (E) Building height. No building more than 35 feet in height shall be approved by the Planning Commission. (F) Dwellings. No dwellings shall be permitted in a planned business development unless a special use permit is obtained. (G) Off-street parking. Off-street parking shall be provided and maintained on the same lot based upon three square feet of parking space for each square foot of gross floor area, unless the Planning Commission recommends and the Township Board requires additional off-street parking space. St. Joseph Charter Township Zoning Ordinance 62 Recommended by Planning Commission �(H) Service and loading facilities. Service and loading and unloading facilities shall be provided as recommended and approved by the Planning Commission. (I) Setbacks. No building shall be located nearer than 50 feet to any front lot line or other lot line abutting a street. (J) Screening. Business developments shall be adequately screened by fencing or landscaping, or both, along the boundaries of adjacent residential uses, public open space, schools, churches or other similar uses. The screen planting shall be prepared by a landscape architect and shall meet the approval of the Planning Commission. (K) Lighting. Outside lighting shall be designed and placed so as to not be disturbing to adjacent residential areas. (L) Signs. Signs shall comply with the regulations of the B-1 business uses permitted in this Chapter. Section 7.11Industrial Uses (A) Minimum area. The owner of a tract of undeveloped land or land cleared for ten acres or more which is designated for industrial development on the land use plan may submit to the Township Planning Commission, for its review, a preliminary plan for the use and development thereof for a planned industrial district, regardless of the zoning district in which such tract is located at the time the plan is filed. (B) Permitted uses. The following uses may be permitted in a planned industrial district: any use permitted in the I-1 Limited Industrial District, except retail and service business use, and except that there may be permitted the following attendant and accessory uses: (1) Offices accessory or attendant to the principal use on a zoning lot. (2) Accessory service uses which are necessary to conduct of the principal manufacturing use. (3) Research facilities. (4) Medical clinics. (5) Any other attendant or accessory use approved by the Planning Commission as part of the planned industrial development which the commission finds to be compatible with the plan and which will have no undue adverse effect upon surrounding properties. (C) Conditions of use. All permitted uses are subject to the following conditions: (1) Any production, processing, cleaning, servicing, testing, repair or storage of goods, materials or products shall conform with the standards set forth in this Chapter. (2) All business, production, servicing and processing shall take place within completely enclosed buildings unless otherwise specified. (3) Within 150 feet of a residence district, all storage shall be in completely enclosed buildings or structures. When located elsewhere in this district, storage may be open to the sky but shall be enclosed by a solid wall or fence (including solid doors or gates) at least six feet high, but in no case lower than the enclosed storage, and suitably landscaped. However, open off-street loading facilities and open off-street parking of motor vehicles under 1-1/2 tons capacity may be unenclosed throughout the district, except for such screening of parking and loading facilities as may be required. St. Joseph Charter Township Zoning Ordinance 63 Recommended by Planning Commission �(4) Uses established on the effective date of the ordinance from which this chapter is derived and by its provisions rendered nonconforming shall be permitted to continue, subject to the regulations of Article 2, Section 2 of this chapter. (D) Required findings by Planning Commission. It shall be the duty of the Planning Commission to ascertain that the proposed project will comply with the following conditions: (1) Integrated design. The plan provides for an industrial district consisting of several buildings or groups of buildings of efficient and harmonious design, together with properly arranged trafficways, parking and loading facilities and landscaping, so arranged as to create an attractive project readily integrated with and having no undue adverse effect on adjoining or surrounding areas and development. (2) Thoroughfare access. The industrial district will abut a street on the major street plan which is a part of the official land use plan as a highway, primary or secondary thoroughfare, or direct access to such street is provided by means of an acceptable industrial service street. (E) General design standards and improvement requirements. The following minimum design standards shall be observed, and the owner or developer shall post with the Township an adequate surety bond or furnish other kind of guarantee satisfactory to the commission ensuring the installation at the expense of the owner or developer of the following improvements: (1) Right-of-way width; pavement. All interior streets shall have a right-of-way width of not less than 66 feet, and all culs-de-sac shall have a minimum radius of 70 feet. Such streets shall be provided with pavement and concrete curb and gutter. Pavement shall be concrete or asphalt equal to the state division of highways specifications. (2) Utilities. All necessary utilities shall be installed, meeting Township specifications and the subdivision regulations of the Township (Chapter 34), to include underground utilities in new construction. (3) Off-street parking. Off-street parking shall be installed as required in Article 9 of this Chapter, except that, for employee parking, one space shall be provided for each two employees on the maximum shift. For customer or visitor parking, at least ten spaces shall be provided per plant. (4) Loading facilities. Loading facilities shall be installed in accordance with Article 9 of this Chapter. Loading docks shall not be placed along building fronts. (5) Plant vehicle storage. Plant vehicle storage shall be sufficient to accommodate all plant vehicles off the street. (6) Lot area. The minimum lot area shall be one acre. (7) Maximum lot coverage. The maximum area occupied by all buildings on any lot shall not exceed 45 percent of the total area of the lot. (8) Yard requirements. Yard requirements shall be the same as permitted in the I-1 Limited Industrial District. (9) Building height limit. The building height limit shall be the same as permitted in the I-1 Limited Industrial District. (10) Distance between buildings. The minimum distance between buildings shall be as follows: (a) Principal buildings: 50 feet. (b) Accessory structures: 20 feet. St. Joseph Charter Township Zoning Ordinance 64 Recommended by Planning Commission �(11) Distance of buildings from project or tract boundary. The minimum distance of buildings from a project or tract boundary shall be as follows: (a) If adjoining a residence district: 100 feet. (b) If adjoining a B-1 district: 50 feet. (c) In all other cases: 35 feet. (12) Landscaping. All unpaved areas shall be landscaped subject to commission approval. (13) Greenbelts. The project area shall be enclosed on all sides adjacent to a residential district by a planted strip at least 50 feet wide. The plant material, subject to commission approval, shall have initially a height and compactness of not less than 50 percent of the ultimately required height and compactness. (14) Signs. Each industry may have one suitable identifying sign not to exceed 250 square feet in area. One sign may be erected designating the name of the industrial park and a directory to access. No sign shall be erected to exceed a height of 25 feet. (15) Lighting. Exterior lighting fixtures shall be so installed as to reflect the light away from adjacent properties. (F) Final development plan. Upon determination by the Planning Commission that the proposed planned industrial district, as shown in the preliminary plan, appears to conform to the requirements of this Chapter, the proponents shall submit a final development plan, which plan shall incorporate any changes or modifications required by the commission, together with an application for the necessary appropriate changes in district classification of the site of the proposed planned industrial district. (G) Recommendation to Township Board. If the final plan is found to be in compliance with the requirements in this section, the commission shall hold a public hearing on both the plan and the proposed change in zoning district classification and submit the plan with its report and recommendation to the Township Board. (H) Rezoning. The Township Board may modify the plan, consistent with the intent of this Chapter, and may change the zoning of the site to the appropriate Zoning District classification. (I) Adjustments to final plan. After the final development plan has been approved by the Township Board and in the course of carrying out the plan, minor adjustments and rearrangements of buildings, service areas and other features requested by the developers may be authorized by the Planning Commission. St. Joseph Charter Township Zoning Ordinance 65 Recommended by Planning Commission �This page is left blank intentionally. St. Joseph Charter Township Zoning Ordinance 66 Recommended by Planning Commission �Article 8: Supplemental District Regulations Section 8.01 Scope of District Regulations Except as may otherwise be provided, all buildings erected hereafter, all uses of land or buildings established hereafter, all structural alterations or relocation of existing buildings occurring thereafter, and all enlargements of or additions to exisiting uses occurring hereafter shall be subject to all regulations in this chapter which are applicable to the zoning district in which such buildings, uses, or land shall be located. Section 8.02 Use and Bulk Regulations (A) Use regulations. No building, structure or land shall hereafter be used or occupied and no building or part thereof or other structure shall be erected, raised, moved, reconstructed, extended, enlarged or altered except in conformity with regulations specified in this chapter for the district in which it is located. (B) Bulk regulations. All new buildings and structures shall conform to the building regulations established in this chapter for the district in which each building shall be located, except that parapet walls, chimneys, cooling towers, elevator bulkheads, fire towers, stacks and necessary mechanical appurtenances shall be permitted to exceed the maximum height provisions when erected in accordance with all other ordinances of the Township. Section 8.03 Lot Coverage (A) Preservation of yards, courts and other open space. The maintenance of yards, courts and other open spaces and minimum lot area required for a building shall be a continuing obligation of the owner of such building or of the property on which it is located, as long as the building is in existence. No legally required yards, courts, or other open space or minimum lot area allocated to any building shall by virtue of change of ownership or for any reason be used to satisfy yard, court or other open space or minimum lot area requirements for any other building. (B) Division of zoning lots. No improved zoning lot shall hereafter be divided into two or more zoning lots unless all improved zoning lots resulting from each division shall conform with all the applicable bulk regulations of the zoning district in which the property is located. (See the Township Clerk for procedures for land splits.) (C) Location of required open space. All yards, courts and other open spaces allocated to a building or dwelling group shall be located on the same zoning lot as such building or dwelling group. (D) Required yards for existing buildings. No yards now or hereafter provided for a building existing on the effective date of the ordinance from which this Chapter is derived shall subsequently be reduced below or further reduced below if already less than the minimum yard requirements of this chapter for equivalent new construction. (E) Permitted obstructions in required yards. The following shall not be considered to be obstructions when located in the required yards as specified: (1) All yards. In all yards: Open terraces or decks not over two feet above the average level of the adjoining ground, but not including a permanently roofed-over terrace or porch. The two foot threshold shall be measured from grade to the floor of the deck. St. Joseph Charter Township Zoning Ordinance 67 Recommended by Planning Commission �(a) Awnings and canopies not projecting more than ten feet, and at least seven feet above the average level of the adjoining ground. (b) Steps four feet or less above grade which are necessary for access to a permitted building or for access to a zoning lot from a street or alley. (c) Chimneys projecting 18 inches or less into the yard. (d) Arbors, trellises, flagpoles, fountains, sculptures, plant boxes and other similar ornamental objects. (e) Fences and walls. Fences and walls shall not exceed six feet in height in any location, and shall not exceed four feet in height when located in the front yard. (2) Front yards. In front yards, one-story suspended bay windows projecting three feet or less into the yard, and overhanging eaves and gutters projecting three feet or less into the yard. (3) Rear yards. In rear yards, enclosed, attached or detached off-street parking spaces, open off-street parking spaces, accessory sheds, tool rooms and similar buildings or structures for domestic or agricultural storage, balconies, breezeways and open porches, and one-story bay windows projecting three feet or less into the yard. In any residential district, no accessory building shall be nearer than five feet to the side lot line, or nearer than five feet to the rear lot line, or nearer than ten feet to any principal building unattached to the accessory building. (4) Side yards. In side yards, overhanging eaves and gutters projecting into the yard for a distance not exceeding 40 percent of the required yard width, but in no case exceeding four feet. (5) Vision clearance on corner lots. No building or structure hereafter erected and no planting or other obstruction to the vision of persons lawfully using the public streets shall be located: (a) In any residential district exceeding a height of three feet above the street grade within 25 feet of the intersecting right-of-way lines bordering corner lots; and (b) In any manufacturing district within 25 feet of the intersecting right-of-way lines bordering a corner lot, provided that this regulation shall not apply to that part of a building above the first floor. Section 8.04 Access to Public Streets Except as otherwise provided for in this Chapter, every building shall be constructed or erected upon a lot or parcel of land which abuts upon a public street, unless a permanent easement of access to a public street was of record prior to the adoption of the ordinance from which this chapter is derived. St. Joseph Charter Township Zoning Ordinance 68 Recommended by Planning Commission �Section 8.05 Number of Buildings on Lot Except in the case of a planned development, not more than one principal detached residential building shall be located on a residential lot, nor shall a principal detached building be located on the same zoning lot with any other principal building. For regulations pertaining to accessory buildings, see Section 8.07. Section 8.06 Rezoning of Public and Semipublic Areas An area indicated on the Zoning Map as a public park, recreation area, public school site, cemetery or other similar open space shall not be used for any other purpose than that designated, and when the use of the area is discontinued it shall automatically be zoned to the most restricted adjoining district until appropriate zoning is authorized by the Township Board within three months after the day the application is filed for rezoning. Section 8.07 Accessory Buildings (A) Location. When a side yard is required, no part of an accessory building shall be located closer than five feet to the side lot line along such side yard. When a rear yard is required, no part of an accessory building shall be located closer than five feet to the rear lot line or to those portions of the side lot lines abutting such required rear yard. In a residential district, no detached accessory building shall be closer than ten feet to the principal building. Except on a through lot as described in Subsection B, no accessory building shall be located in a front yard (in front of the front building line of the principal building on any zoning lot). (B) Corner or Through Lots. Accessory buildings must meet the same required setback from the secondary street frontage line as principal buildings in the zoning district they are located within. See Article 5. (C) Swimming Pools. All swimming pools, including in-ground swimming pools, shall meet all setback requirements for accessory buildings. (D) Number. On lots which are one acre or less in size, one accessory building is allowed. On lots that are greater than one acre in size, two accessory structures are allowed. (E) Time of construction. No accessory building or structure shall be constructed on any lot prior to the start of construction of the principal building to which it is accessory. (F) Percentage of rear yard occupied. No accessory building shall occupy more than 40 percent of the area of a required yard. (G) Height of buildings in rear yard. No accessory building or portion thereof located in a required rear yard shall exceed 15 feet in height. Section 8.08 Temporary Buildings for Construction Purposes Temporary buildings for construction purposes may be allowed in any district for a period not to exceed the completion date of such construction. Section 8.09 Home Occupations (A) Compliance. Home occupations complying with the criteria established herein, may be allowed after receipt of a home occupation permit issued by the Building Official. Notwithstanding anything in this Chapter to the contrary, home occupations shall include the use of a single-family residence by an occupant of that residence for a home occupation to give instruction in a craft or fine art within the residence; provided, however, that this provision does not prohibit the regulation of noise, advertising, traffic, hours of operation, or other conditions that may accompany the use of such a residence for such a home occupation. St. Joseph Charter Township Zoning Ordinance 69 Recommended by Planning Commission �(1) Procedures. (a) Applications must be filed by the home owner requesting the home occupation permit; the fee is received by St. Joseph Charter Township. (b) The Building Official must do an on site inspection to ensure all applicable safety and building codes that would affect home occupations are adhered to. (c) The Building Official shall make recommendations for approval and/or denial of home occupation based on the findings of the inspections and/or required credentials. (d) The Building Official's recommendation will be heard by the Township Board for approval or denial (if denied the decision may be appealed to the Zoning Board of Appeals (ZBA). (i) Home occupations that impact or affect surrounding properties will be recommended to the Planning Commission and will require a public hearing as determined by the Building Official. (ii) Home occupations that do not impact or affect surrounding properties but meet criteria, state licensing requirements, etc. will be inspected by the Building Official. (iii) The Building Official's recommendations for these types of home occupations will go directly to the Township Board for approval or denial. (e) Final decision of all recommendations of the Building Official and/or Planning Commission will be made by the Township Board. (f) Existing home occupations or special use for home occupation must be renewed annually by application and pay a renewal fee as set by action of the SJCT board. Providing there are no changes to the home occupation or special use for home occupation request the Building Official can renew without Planning Commission or Township Board approval. (g) Notification must be given to the Township in writing to cancel a home occupation permit. (h) Home occupation permits are non-transferable. (2) Application. Application for a home occupation permit shall be made to the Building Official on a form provided by St. Joseph Charter Township and shall be accompanied by the prevailing non-refundable filing fee as established by resolution of the Township Board. The Building Official shall make a decision and notify the applicant of same in writing, within five calendar days. (3) Time limit. All home occupation permits shall be valid to the original applicant for a period of one year from initial date of approval. (4) Voiding of permit. The Building Official may void any home occupation or special use for home occupation permit for noncompliance with the criteria set forth in this Chapter. Revocation may take place at any time prior to the expiration date of the permit. If the permit is revoked or is not renewed, it becomes null and void, and said use shall be terminated. St. Joseph Charter Township Zoning Ordinance 70 Recommended by Planning Commission �(5) Appeal to Zoning Board of Appeals. The decision of the Building Official concerning approval or revocation shall be final unless a written appeal is filed with the Zoning Board of Appeals within ten calendar days after the decision is made and written notice is given to the applicant. An appeal may only be filed by the applicant, property owners within 1,000 feet of the subject property, or the Township Board,. (6) Inspection. Home occupation applicants shall permit a reasonable inspection of the premises by the Building Official to determine compliance with this chapter. (7) Renewal. A home occupation permit or special use for home occupation permit shall be renewed annually by the original applicant, provided there has not been any violation of the provisions of the chapter. Requests for renewal shall be submitted to the Zoning Administrator in writing, 30 days prior to the expiration of the home occupation permit and shall be accompanied by the prevailing renewal fee as set by action of the SJCT board, as established by the Township Board resolution. (B) Criteria for home occupations. Home occupations shall be allowed by permit if in conformance with all of the following regulations: (1) No person other than the occupants residing on the premises shall work on the premises in such home occupation. (2) The use of the dwelling unit for the home occupation shall be clearly incidental and subordinate to its use for residential purpose by its occupants, and not more than 25 percent of the habitable space of the dwelling unit shall be used in the conduct of the home occupation. (3) There shall be no change in the outside appearance of the building or premises or other visible evidence of the conduct of such home occupation. There shall be no advertising, display, or other indications of a home occupation on the premises. (4) No traffic shall be generated by such home occupation in greater volume than would be normally expected in a residential neighborhood, and any need for parking generated by the conduct of such home occupation shall be met off the street and other than in a required front yard. (5) No equipment or process shall be used in such home occupation, which requires hazardous materials or creates noise, vibration, glare, fumes, odors or electrical interference detectable to the normal senses off the lot. In the case of electrical interference, no equipment or process shall be used which creates visual or audible interference in any radio or television receivers off the premises or causes fluctuations in line voltage off the premises. (6) Hazardous material shall include but not be limited to (1) any material listed in the list of toxic pollutants found in 40 CRF § 401.15 as amended; (2) any material designated as hazardous material by applicable state law; (3) any compressed gas, explosive, flammable liquid, flammable solid oxidizer, poison or radioactive material. (7) No storage or display of goods shall be visible from outside the structure. (C) Penalty. Any person, firm, or corporation who violates, disobeys, omits, neglects, or refuses to comply with or who resists the enforcement of any of the provisions of the section shall, upon conviction, be fined not more than $500.00 or 30 days in jail, or both, plus court costs for each offense. Each day that a violation shall exist shall constitute a separate offense. Section 8.10 Existing Special Uses Where a use is classified as a special use and exists as a permitted use at the date of the adoption of the ordinance from which this Chapter is derived, it shall be considered a legal use, without further action of the St. Joseph Charter Township Zoning Ordinance 71 Recommended by Planning Commission �Township Board, the Zoning Administrator, the board of appeals or the Planning Commission. Section 8.11 Uses Not Specifically Permitted When a use is not specifically listed in the sections of this chapter devoted to permitted uses or special uses, it shall be assumed that such uses are expressly prohibited by this chapter unless by a written decision of the Board of Appeals. If it is determined that the use is similar to and not more objectionable than uses listed, then such uses may be permitted. Notwithstanding any provisions in this chapter to the contrary and to the extent mandated by Section 206 of the Michigan Zoning Enabling Act (MCL 125.3206): (1) A state licensed residential facility as defined in Section I 02 of the Michigan Zoning Enabling Act (MCL 125.3102) is a permitted use in all residential zones and is not subject to a special use or permit or procedure different from those required for other dwellings of similar density in the same zone. (2) A family day-care home is considered a residential use of property for the purposes of zoning and a permitted use in all residential zones and is not subject to a special use permit or procedure different from those required for other dwellings of similar density in the same zone. (3) A group day-care home shall be issued a special use permit if the group day-care home meets all of the following standards provided for in Section 206(4) of the Michigan Zoning Enabling Act (MCL 125.3206(4)). Section 8.12 Sidewalks (A) Requirements. Sidewalks shall be required in the following circumstances: (1) In conjunction with the construction of any new public or private road, along the entire length of the road, on both sides. (2) In conjunction with the construction of a new principal structure on any lot, except for single family homes. (3) In conjunction with any improvements to a site that trigger site plan approval under this Ordinance. (B) Location and Width. Required sidewalks shall be a minimum of five (5) feet in width. Sidewalks shall generally be located one (1) foot off the property line inside the road right-of-way. The Planning Commission may modify these requirements in consideration of the location of utilities, landscaping, or other site improvements. (C) Pavement. Sidewalks must be paved, although pervious pavement is permitted and encouraged. (D) Curb and Gutter. All new public or private roads in the Township must be designed with curbs and gutters. (E) Alignment with Adjacent Sidewalks. New sidewalks shall be aligned horizontally and vertically with existing pathways on adjacent properties. (F) Signage. The Planning Commission may require installation of signs for the purpose of safety where it is necessary to separate vehicular traffic from pedestrian traffic, or where it is necessary to alert vehicular traffic of the presence of the pathways. (G) Maintenance. The owner of the property which fronts on the sidwalk shall be responsible for maintenance of the sidewalks including patching cracked or deteriorated pavement, snow removal, and removal of debris. St. Joseph Charter Township Zoning Ordinance 72 Recommended by Planning Commission �(H) Permits. It shall be the responsibility of the owner or developer to secure any required permits from the Berrien County Road Department (BCRD) or Michigan Department of Transportation (MDOT) to allow sidewalk construction in a road right-of-way. If the construction of a sidewalks is not permitted by the BCRD or MDOT, then the sidewalks requirement shall be waived. Section 8.13 Solar Energy (A) Rooftop Solar Panel Arrays. Solar Panel Arrays attached to the roof of a building must comply with the Building Code, and shall not cause the building to exceed the maximum height in the zoning district. (B) Accessory Freestanding Solar Panel Arrays. Freestanding Solar Panel Arrays that are located on the same lot as another principal use shall be considered permitted accessory structures in all Zoning Districts, and shall be subject to the following standards: (1) Freestanding solar panel arrays shall not be located in the front yard. (2) Lot coverage standards for the district the solar panels are located within may not be exceeded. (3) The solar panel array must meet the setback requirements for accessory structures in the district they are located within. (4) Freestanding solar panel arrays shall not exceed 15 feet in height. (5) Freestanding solar panel arrays shall not count towards the maximum number of accessory structures on a lot. (C) Principal Freestanding Solar Panel Arrays. Freestanding Solar Panel Arrays that are the principal use of the site shall be permitted by Special Use Approval in the B-2, I-1, and I-2 Districts and shall be subject to the following standards: (1) Solar panel arrays must meet all required setbacks for an accessory structure in the district they are located within. (2) The Planning Commission may permit lot coverage standards to be exceeded, provided that adequate land is provided for setbacks, maneuvering, and any non-solar panel uses. (3) The solar panels must be screened from all adjacent property by a fence, landscaping, or a landscaped berm. (4) Freestanding solar panel arrays may not exceed 25 feet in height. (5) Energy storage facilities must be set back at least 100 feet from the nearest lot line and from the nearest residential dwelling. (6) The applicant must submit a plan for connecting the solar panel arrays to the electrical transmission grid, including the design and routing of electrical transmission lines and on off the site and permission from the impacted transmission company. St. Joseph Charter Township Zoning Ordinance 73 Recommended by Planning Commission �This page left intentionally blank. St. Joseph Charter Township Zoning Ordinance 74 Recommended by Planning Commission �Article 9: Off-Street Parking and Loading Section 9.01 Purpose of Article The purpose of this Article is to alleviate or prevent the congestion of the public streets, and so promote the safety and welfare of the public, by establishing minimum requirements for the off-street parking and loading and unloading of motor vehicles in accordance with the use to which property is put. Section 9.02 General Provisions (A) Applicability of parking and loading requirements. The off-street parking and loading provisions of this chapter shall apply as follows: (1) For all buildings and structures erected and all uses of land established after the effective date of the ordinance from which this chapter is derived, accessory parking and loading facilities shall be provided as required by the regulations of the district in which such buildings or uses are located. However, where a building permit has been issued prior to the effective date of the ordinance from which this chapter is derived and provided that construction is begun within one year of such effective date and diligently prosecuted to completion, parking and loading facilities as required in this Chapter need not be provided. (2) When the intensity of use of any building, structure or premises shall be increased through addition of dwelling units, gross floor area, seating capacity or other unit of measurement specified in this chapter for required parking or loading facilities, parking and loading facilities as required in this chapter shall be provided for such increase in intensity of use. However, no building or structure lawfully erected or used or lawfully established prior to the effective date of the ordinance from which this chapter is derived shall be required to provide such additional parking or loading facilities unless and until the aggregate increase in units of measurement existing upon the effective date of the ordinance from which this chapter is derived, in which event parking or loading facilities as required in this chapter shall be provided for the total increase. (3) Whenever the existing use of a building or structure shall hereafter be changed to a new use, parking or loading facilities shall be provided as required for such new use. However, if the building or structure was erected prior to the effective date of the ordinance from which this chapter is derived, additional parking or loading facilities are mandatory only in the amount by which the requirements for the new use would exceed those for the existing use if the latter were subject to the parking and loading provisions in this Chapter. (B) Reduction of existing parking and loading facilities. Accessory off-street parking or loading facilities which are located on the same lot as the building or use served which were in existence on the effective date of the ordinance from which this chapter is derived or were provided voluntarily after such effective date shall not hereafter be reduced below, or, if already less than, shall not further be reduced below, the requirements of this chapter for a similar new building or use. (C) Inadequate Existing Parking. In instances involving long term existing parking that has become inadequate due to size or location, the following would be acceptable upon inspection and approval of the Building Official. (1) Off street parking spaces may be added to existing parking spaces, provided all current parking setback requirements are met. These spaces will be allowed only as accessory to an existing building or dwelling. All new construction must have a new hard dustless surface of concrete or asphalt installed prior to occupancy. St. Joseph Charter Township Zoning Ordinance 75 Recommended by Planning Commission �(2) Alternative surfacing for off-street parking areas to existing buildings and dwellings must be limited to 10 feet in width and 20 feet in length. The surface must be of crushed stone, crushed concrete, crushed asphalt, or paving bricks. The entire surface area under the vehicle or trailer must be improved. The newly installed surface material must be a minimum of two inches in thickness. (3) A Zoning Permit must be obtained prior to installation of any supplemental off-street parking. No permit fee will be required. The Zoning Permit application must list the owner and address with a description of location, size, and material planned for the proposed parking area. (D) Voluntary establishment of parking and loading facilities. Nothing in this Chapter shall be deemed to prevent the voluntary establishment of off-street parking and loading facilities to serve any existing use of land or buildings, provided that all regulations in this chapter governing the location, design, improvement and operation of such facilities are adhered to. (E) Restoration after damage or destruction. For any conforming or legally nonconforming building or use which is in existence on the effective date of the ordinance from which this Chapter is derived, which subsequent thereto is damaged or destroyed by fire, collapse, explosion or other cause and which reconstructed, reestablished or repaired, off-street parking or loading facilities equivalent to any maintained at the time of such damage or destruction shall be restored or continued in operation. However, in no case shall it be necessary to restore or maintain parking or loading facilities in excess of those required by this chapter for equivalent new uses or construction. (F) Ownership and control of off-site parking facilities. When required parking facilities are provided on land other than the zoning lot on which the building or use served by such facilities is located, they shall be and remain in the same possession or ownership as the zoning lot occupied by the building or use to which the parking facilities are accessory. No such off-site parking facilities shall be authorized and no occupancy permit shall be issued where the plans call for parking facilities other than on the same zoning lot until and unless the Zoning Board of Appeals has reviewed the plans and heard the applicant and made findings that the common ownership or possession of the zoning lot and the site of the parking facilities is reasonably certain to continue and that the off-site parking facilities will be maintained at all times during the life of the proposed use or building. (G) Plot plan. Any application for a building permit, or for a certificate of occupancy where no building permit is required, shall include therewith a plot plan drawn to scale and fully dimensioned showing any parking or loading facilities to be provided in compliance with this chapter. Section 9.03 Design, Maintenance, and Use of Parking Facilities (A) Use of residential parking facilities. Off-street parking facilities accessory to residential use and developed in any residential district in accordance with the requirements of this article shall be used for the parking of passenger automobiles owned by occupants of the dwelling structures to which such facilities are accessory or by guests of the occupants. Under no circumstances shall required parking facilities accessory to residential structures be used for the parking of automobiles belonging to the employees, owners, tenants, visitors or customers of business or manufacturing establishments. (B) Joint parking facilities. Off-street parking facilities for different buildings, structures or uses, or for mixed uses, may be provided collectively in any zoning district in which separate parking facilities for each constituent use would be permitted, provided that the total number of spaces so located together shall not be less than the sum of the separate requirements for each use. (C) Computations resulting in fractional number of spaces. When determination of the number of off-street parking spaces required by this chapter results in a requirement of a fractional space, any fraction of one-half shall be counted as one parking space. St. Joseph Charter Township Zoning Ordinance 76 Recommended by Planning Commission �(D) Size and clearance of parking spaces. A required off-street parking space shall be at least ten feet in width and at least 20 feet in length, exclusive of access drives or aisles, ramps, columns or office or work areas. Such space shall have a vertical clearance of at least seven feet. (E) Access to parking facilities. Each required off-street parking space shall open directly upon an aisle or driveway of such width and design as to provide safe and efficient means of vehicular access to such parking space. All off-street parking facilities shall be designed with appropriate means of vehicular access to a street or alley in a manner which will least interfere with traffic movements. No driveway across public property or curb cut shall exceed a width of 30 feet. (F) Distance of parking areas from lot lines. Off-street parking spaces may be located in any yard, but shall not be closer than five feet to the lot line. Off-street parking spaces shall not be less than 25 feet from the lot line in an industrial district where it abuts a residential district. (G) Parking or storage in right-of-way. No person shall park, deposit, leave or store any motor vehicle or tangible personal property of any type or description at any time within the right-of-way of any street within the Township. (H) Overnight parking on streets. No vehicle shall be parked on public streets between the hours of 2:00 a.m. and 6:00 a.m. (I) Design and maintenance standards. (1) Open and enclosed parking spaces. Accessory parking spaces located on the same lot as occupied by the use served may be open to the sky or enclosed in a building. Accessory parking spaces located in a residence district elsewhere than on the same lot occupied by the use served shall be open to the sky except when otherwise allowed as a special use. (2) Surfacing. All open off-street parking areas and driveways shall be improved with a compacted macadam base, not less than four inches thick, surfaced with asphaltic concrete or some comparable all-weather dustless material. (3) Screening and landscaping. All open automobile parking areas containing more than five parking spaces shall be effectively screened on each side adjoining or fronting on any property situated in a residence district or any institutional premises by a wall, fence or densely planted compact hedge not less than four feet and not more than six feet in height. Such required screening shall conform with the front and side yard setback requirements of the district in which the parking is located. (4) Lighting. Any lighting used to illuminate off-street parking areas shall be directed away from residential properties in such a way as not to create a nuisance. (5) Signs. Accessory signs are permitted on parking areas. (6) Repair and servicing of vehicles. No motor vehicle repair work of any kind shall be permitted in conjunction with accessory off-street parking facilities provided in a residence district. In addition, the sale of gasoline and motor oil in conjunction with accessory off-street parking facilities is not permitted in any residential district. Section 9.04 Location of Parking Facilities The location of off-street parking spaces in relation to the use served shall be as prescribed in this section. All distances specified shall be walking distances between such parking spaces and a main entrance to the use served. St. Joseph Charter Township Zoning Ordinance 77 Recommended by Planning Commission �(A) Uses in residence district. Parking spaces accessory to dwellings shall be located on the same zoning lot as the use served. Spaces accessory to uses other than dwellings may be located on a lot adjacent to or directly across a street or alley from the lot occupied by the use served, but in no case at a distance in excess of 300 feet from such use. (B) Uses in business and industrial districts. All required parking spaces shall be within 1,000 feet of the use served, except for spaces accessory to dwelling units, which shall be within 300 feet of the use served. However, no parking spaces accessory to a use in a business or manufacturing district shall be located in a residence district, except that private, free, off-street parking accessory to such uses and municipal parking lots may be allowed by special use permit in accordance with Article 2 of this chapter within 200 feet of and adjacent to any business or industrial district. Section 9.05 Schedule of Parking Requirements For the following uses, accessory off-street parking spaces shall be provided as required in this section. Parking spaces required on an employee basis shall be based on the maximum number of employees on duty or residing or both on the premises at any one time. (A) Residential uses. Parking spaces shall be provided as follows: (1) One-family dwellings and two-family dwellings. Two parking spaces shall be provided for each dwelling unit. (2) Multiple-family dwellings, including apartment hotels. Two parking spaces shall be provided for every dwelling unit. For lodging rooms located in an apartment hotel, one parking space shall be provided for each two lodging rooms. One parking space shall be provided for each employee. (3) Motels, inns and auto courts. One parking space shall be provided for each guest or sleeping room or suite, plus one additional space for the owner or manager and each employee. (4) Hotel. One parking space for each dwelling unit and one parking space for each lodging room shall be provided. One parking space shall be provided for each employee. (5) Lodginghouses, roominghouses and boardinghouses. One parking space shall be provided for each lodging room plus one space for the owner or manager and each employee. (6) Private clubs and lodges with sleeping facilities for guests. One parking space shall be provided for each lodging room plus parking spaces equal in number to ten percent of the capacity in persons (exclusive of lodging room capacity) of such club or lodge. One parking space shall be provided for each employee. (7) Mobile home park. Two parking spaces shall be provided for each mobile home space and for each employee. (B) Retail and service uses. Parking spaces shall be provided asfollows: (1) Retail storage and banks. One parking space shall be provided for each 200 square feet of floor area in excess of 2,000 square feet. Drive-in banks or other similar drive-in establishments shall provide three stacking spaces per teller or customer service window; in addition, one parking space shall be provided for each employee. (2) Automobile service stations. One parking space shall be provided for each employee. St. Joseph Charter Township Zoning Ordinance 78 Recommended by Planning Commission �(3) Vehicle Wash. 2 spaces for each self-service bay, plus 10 stacking spaces for the automated car wash line. (4) Bowling alleys. Five parking spaces shall be provided for each alley, plus such additional spaces as may be required in this section for affiliated uses such as bars, restaurants and the like. One parking space shall be provided for each employee. (5) Establishments dispensing food or beverages for consumption on the premises. One parking space shall be provided for each 200 square feet of floor area. One parking space shall be provided for each employee. (6) Furniture and appliance stores and household equipment or furniture repair shops. One parking space shall be provided for each 600 square feet of floor area in excess of 2,000 square feet plus one parking space for each employee. (7) Motor vehicle sales and machinery sales. One parking space shall be provided for each 300 square feet of floor area, in addition, one parking space shall be provided for each employee. (8) Theaters (indoor). One parking space shall be provided for each four seats; in addition, one parking space shall be provided for each employee. (9) Offices; business, professional and governmental. One parking space shall be provided for each 200 square feet of floor area; in addition, one parking space shall be provided for each employee. (10) Medical or dental clinics. Eight parking spaces shall be provided for each doctor or professional person; in addition, one parking space shall be provided for each employee. (11) Wholesale establishments (but not including warehouses and storage buildings other than accessory). One parking space shall be provided for each 600 square feet of floor area in excess of 4,000 square feet; in addition, one parking space shall be provided for each employee. (12) Manufacturing uses or any establishments engaged in production, processing, cleaning, servicing, testing or repair of materials, goods or products. One parking space shall be provided for each employee, plus one parking space for each vehicle used in the conduct of the enterprise. (13) Warehouses and storage buildings. One parking space shall be provided for each employee plus one space for each vehicle used in the conduct of the enterprise. (C) Community service uses. Parking spaces shall be provided as follows: (1) Auditoriums. One parking space shall be provided for each three auditorium seats. Adequate space shall also be provided for buses used in connection with the activities of the institution, and all loading and unloading of passengers shall take place upon the premises. (2) Colleges, universities, and business, professional and trade schools. One parking space shall be provided for each three employees and one parking space shall be provided for each four students based on the maximum number of students attending classes on the premises at any one time during any 24hour period. (3) Health centers, government operated. Eight parking spaces shall be provided for each doctor or professional person; in addition, one parking space shall be provided for each employee. (4) Hospitals. One parking space shall be provided for each two hospital beds, plus one parking space for each employee (other than staff doctors), plus one parking space for each doctor assigned to the staff. St. Joseph Charter Township Zoning Ordinance 79 Recommended by Planning Commission �(5) Libraries, art galleries and museums, public. One parking space shall be provided for each 1,000 square feet of gross floor area. (6) Schools, nursery and elementary. One parking space shall be provided for each employee. (7) Schools, high, public or private. One parking space for each seven students based on the maximum number of students that can be accommodated with such design capacity of the building. (8) Places of assembly. For stadiums, arenas, auditoriums (other than church, college or institutional schools), undertaking establishments, funeral parlors, convention halls, exhibition halls, skating rinks and other similar places of assembly, parking spaces equal in number to 40 percent of the capacity in persons shall be provided; in addition, one parking space shall be provided for each employee. (D) Miscellaneous uses. Parking spaces shall be provided as follows: (1) Private clubs and lodges without sleeping for guests. Parking spaces equal to 25 percent of the capacity in persons shall be provided. (2) Rest homes and nursing homes. One parking space shall be provided for each four beds, plus one parking space for each two employees, (other than staff doctors), plus one parking space for each doctor assigned to the staff (3) Sanitariums, convalescent homes or institutions for the aged or for children. One parking space shall be provided for each four beds plus one parking space for each employee (other than staff doctors), plus one parking space for each doctor assigned to the staff (4) Theatres, automobile drive-in. Reservoir parking space equal to ten percent of the vehicle capacity of such theatres shall be provided. (E) Other uses. For the following uses, parking spaces shall be provided in adequate number as determined by the Planning Commission, to serve persons employed or residing on the premises as well as the visiting public: (1) Airports or aircraft landing fields and heliports (2) Convents and monasteries. (3) Crematories or mausoleums. (4) Fraternal or religious institutions. (5) Municipal or privately owned recreation buildings or community center. (6) Outdoor amusement establishments; fairgrounds, permanent carnivals, kiddie parks, and other similar amusement centers. (7) Rectories and parish houses (F) Maximum Number of Parking Spaces. The maximum number of parking spaces shall be 150% of the minimum. Lots including joint parking as described in Section 9.03.B shall be exempt from the maximum parking requirement. (G) Planning Commission Alteration of Parking Requirement. The Planning Commission, upon determining that the minimum number of parking spaces for a given use is higher than is practically necessary for that use, may reduce the minimum number of required spaces as part of Site Plan Approval. St. Joseph Charter Township Zoning Ordinance 80 Recommended by Planning Commission �Section 9.06 Off-Street Loading Facilities (A) For every building or addition to an existing building hereafter erected to be occupied by manufacturing, storage, display of goods, retail stores or blocks of stores of over 10,000 square feet, wholesale stores, markets, hotels, hospitals, funeral homes, laundromats, dry cleaners, restaurants or other similar uses requiring the receipt or distribution in vehicles of materials or merchandise, there shall be provided off-street loading spaces as follows: (1) Location. All required loading spaces shall be located on the same zoning lot as the use served. No loading space for vehicles over two tons capacity shall be closer than 50 feet to any property in a residence district unless completely enclosed by a building, wall or a uniformly painted solid fence or wall or any combination thereof, not less than six feet in height. No permitted or required loading space shall be located within 25 feet of the nearest point of intersection of any two streets. (2) Required number of loading spaces. Off-street loading spaces shall be required in relation to floor area as follows: (a) Floor area up to 20,000 square feet: one space. (b) Floor area of 20,000 to 50,000 square feet: two spaces. (c) Floor area of 50,000 to 100,000 square feet: three spaces. (d) Each additional 100,000 square feet or fraction thereof of floor area: one additional space. (3) Size and clearance of loading spaces. Unless otherwise specified, a required loading space shall be at least ten feet in width by at least 60 feet in length, exclusive of aisles and maneuvering space, and shall have a vertical clearance of at least 14 feet. (4) Access. Each required off-street loading space shall be designed with appropriate means of vehicular access to a street or alley in a manner which will least interfere with traffic movement. (5) Surfacing. All open off-street loading spaces shall be improved with a compacted macadam base, not less than eight inches thick, surfaced with not less than three inches of asphaltic concrete or some comparable all-weather dustless material. (6) Repair and servicing of vehicles. No motor vehicle repair work or service of any kind shall be permitted in conjunction with loading facilities provided in any residential or business districts. (7) Use of loading spaces as parking area. Space allocated to any off-street loading space shall not, while so allocated, be used to satisfy the space requirements for any off-street parking facilities or portions thereof. (8) Uses not specifically listed. For special uses other than those provided for in this section, loading spaces adequate in number and size to serve such uses, as determined by the Planning Commission, shall be provided. (9) Adequate receiving facilities required for all uses. Uses for which off-street loading spaces are required in this section but which are located in buildings of less floor area than the minimum prescribed for such required facilities shall be provided with adequate receiving facilities off any adjacent alley, service drive, or open space on the same lot which is accessible by motor vehicle. St. Joseph Charter Township Zoning Ordinance 81 Recommended by Planning Commission �This page left intentionally blank. St. Joseph Charter Township Zoning Ordinance 82 Recommended by Planning Commission �Article 10: Section 10.01 Signs Purpose and Intent This section is intended to protect and promote the health, safety, and welfare of the residents of St. Joseph Charter Township; to maintain and improve the appearance of the Township; to conserve community character; to prevent traffic hazards; to provide safer conditions for pedestrians; and to promote economic development by regulating the construction, alteration, repair, maintenance, size, location, and number of signs in the community. These regulations are further intended to provide reasonable identification for businesses and other uses within the community, while protecting the First Amendment right to Freedom of Speech. Section 10.02 Definitions (A) For the purposes of this section, the following terms shall have the following meanings. For all terms not defined in this section, the definitions in Section 1.02 shall apply. For all terms not defined in Section 1.02, the definition in the most recently published version of the Merriam-Webster Dictionary shall apply. (1) Architectural Feature. An integral element of a building that does not contain any discernable message. (2) Architectural Gateway Element. A structure constructed at the entrance to a neighborhood, multi-family residential complex, business park, public park, or other similar complex that contains architectural features designed to attract attention to the entranceway. (3) Artwork. Any decorative element that is not integral to a building and does not contain an immediately discernable message. (4) Awning. A roof-like cover intended to shade a window or door opening or provide protection from the weather which is constructed of canvas or other opaque material stretched over a supporting frame attached directly to a building. Awnings may or may not be constructed so as to be raised or retracted to a position against the building when not in use. No structure that extends beyond a roofline shall be considered an awning for the purposes of this Ordinance. (5) Building Frontage. Any side of a building that either has a public entrance to the building or is visible from a public road or public parking lot. For the purposes of this section, “frontage” shall mean “building frontage.” (6) Business. Any non-residential use occupying physical space on a lot, regardless of whether the use operates for a profit or not, regardless of whether the use is in the public or private sector, and regardless of whether the use is open to the general public. This definition shall only apply within this section. (7) Canopy. A structure with a roof and support posts, but no walls. A canopy shall not be attached to a building. This definition shall apply only within this section. (8) Commercial Signs. Signs that contain advertising for a product, service, or a business that offers products and services. The logos of educational institutions, units of government, and/or sports teams shall not be considered advertisements. (9) Directional Signs. Signs located on a site in such a way as to direct pedestrian and/or automobile traffic through the site. (10) Drive-Thru Service Window. A window used for serving a product directly from a building to customers in a car. St. Joseph Charter Township Zoning Ordinance 83 Recommended by Planning Commission �(11) Electronic Messaging. The use of changing lights or video screen(s) to form a sign message or messages in text or graphic or video display form wherein the messages and the rate of change can be modified by electronic process. (12) External Illumination. Lights designed to illuminate a sign that are not located within the sign itself. (13) Flag. A piece of non-rigid cloth that is not used as a commercial sign. This definition shall only apply within this Section. (14) Frame means a complete static display screen on an electronic message display. (15) Footcandles. A unit of illuminance on a surface equal to one lumen per square foot. (16) Freestanding Sign. A sign supported by a base placed in or upon the ground and not attached to any building or other structure. (17) Garage Sale Sign. A temporary sign placed on residential property during a short-term sale of secondhand goods on the residential property. (18) Government Sign. Signs erected by or on behalf of or pursuant to the authorization of a government body. (19) Internal Illumination. Lights designed to illuminate a sign from within the sign itself. (20) Main Pedestrian Entrance. An entrance to a building where the general public is welcome to enter. If a building has multiple entrances where the general public is welcome, then the applicant shall designate a Main Pedestrian Entrance on the application for a sign permit. (21) Marquee Sign. A projecting sign that is taller, wider, or otherwise larger than the permitted maximum size for a projecting sign in this Ordinance. (22) Mural. See “Artwork.” (23) NIT. A unit of luminance equivalent to one candela per square meter. (24) Non-Commercial Signs. Signs that do not contain advertising for a product, service, or a business that offers products and services. The logos of educational institutions, units of government, and/or sports teams shall not be considered advertising. Political messaging shall also not be considered advertising. Garage Sale Signs and Real Estate Signs, as defined in this Ordinance, shall be considered NonCommercial Signs. (25) Non-Conforming Sign. A sign that was legally installed and was existing prior to the adoption of this section that does not comply with the provisions of this section. (26) Off-Premises Signs. Commercial signs that are not located on the same lot as the product, service, or business that they are related to. Non-Commercial signs shall never be considered off-premises. (27) On-Premises Signs. Commercial signs that are located on the same lot as the product, service, or business that they are related to. (28) Permanent Sign. Any sign constructed and intended to be displayed for an indefinite, long-term period of time. Any sign, regardless of construction and intention, that is in place for more than six months shall be considered a permanent sign. St. Joseph Charter Township Zoning Ordinance 84 Recommended by Planning Commission �(29) Permit. A sign permit issued by the Building Department that must be obtained prior to the installation of a sign. (30) Portable Ground Sign. A temporary commercial freestanding sign that is not permanently affixed to the ground. (31) Projecting Signs. A sign constructed as to be attached at one end to a building and to extend out from the building. (32) Pylon or Pole Mounted Signs. A sign supported by a single base that is less than 75% of the width of the sign. (33) Real Estate Sign. A temporary sign of any type placed on a property while that property, or a portion of that property, is for sale or for lease. (34) Sign. A device, structure, fixture, or placard using graphics, symbols, and/or written copy designed specifically for the purpose of conveying an explicit message. Architectural features, architectural gateway elements, and artwork that do not contain an explicit message shall not be considered signs. (35) Sign Area. The allowable area for signs shall be measured by calculating the square footage of the sign face and any frame of other material or color forming an integral part of the display, or used to differentiate it from the background against which it is placed, as measured by enclosing the most protruding points or edges of a sign within a parallelogram or rectangle. A supporting base that does not include any message shall not be considered part of the sign area, but shall be considered part of the sign height. Back-to-back sign faces shall be counted as one sign face for the purposes of measurement. (36) Sign Height. The distance from the grade at the bottom of a sign to the upper-most point of the sign. If the sign is located on a berm, the height of the berm shall be included in the height of the sign. St. Joseph Charter Township Zoning Ordinance 85 Recommended by Planning Commission �(37) Storefront. An entrance open to the general public that allows direct access to a single ground floor business. This definition shall only apply to this section. (38) Temporary Signs. Any sign not constructed and intended to be displayed for an indefinite, long-term period of time. (39) Tube Lights. Any light fixture that has the appearance of a “tube” of light, including neon, LED, or other lighting types. (40) Wall Signs. Any sign attached to, painted on, inscribed, or otherwise set upon the exterior wall or surface of any building. (41) Window Signs. Any sign, located within a building or affixed upon a window, which is intended to be visible from the exterior of the building. Section 10.03 Permits (A) Permit Process. (1) Permits. It shall be unlawful for any person to erect, alter, or structurally change a sign or other advertising structure, unless the type of sign is specifically listed in Section 10.03 (B), without first obtaining a permit in accordance with the processes set forth by the Township Board and Building Department. A permit shall require payment of a fee, which shall be established by the Township Board. Sign permits must be requested by the owner of the building, not individual tenants. (2) Removal agreement. In the event that an active use or business ceases to operate, the message portion of all signage associated with the business must be removed and replaced with a blank sign face. The blank sign face may be replaced with a new sign once an active use or business begins operation on the lot. If the message is not replaced by a blank sign face within 90 days of the use or business ceasing, the sign shall be considered illegal and must be removed. The Township may remove the sign and invoice the property owner for the cost of removal. (3) Exceptions. A new permit shall not be required for changing the message of a previously-approved sign without altering the size, shape or backing material of the sign and without adding electronic capability. Permits shall also not be required for the cleaning or maintenance of a sign, nor for the types of signs listed in Section 10.03 (B). (B) Signs Exempt from Permitting Requirements. The following signs shall not require a permit to be installed: (1) Government Signs. (2) Flags, as defined in this Article. (3) All signs under one square foot in area. (4) All signs required to be erected by law. (5) Architectural Features/Artwork. Integral decorative or architectural features of buildings or works of art, including murals, so long as such features or works do not contain an explicit message, words in any language, moving parts, or illumination. Murals must be painted with the permission of the property owner. (6) Temporary Non-Commercial Signs. Temporary non-commercial signs shall not require a permit in any zoning district provided that the following standards are met. Signs that do not meet these requirements shall require a permit and shall only be permitted if they meet the applicable standards of this Ordinance. St. Joseph Charter Township Zoning Ordinance 86 Recommended by Planning Commission �(a) All signs must be freestanding signs or window signs. (b) The total area of temporary non-commercial signs on a single lot shall not exceed thirty-six (36) square feet. No individual sign may exceed sixteen (16) square feet. (c) The maximum sign height of each freestanding temporary non-commercial sign shall be four (4) feet. (d) Temporary non-commercial signs shall be located solely on private property outside of any street right-of-way or corner clearance area. (e) Any temporary non-commercial sign in place for more than six months shall be considered a permanent sign and shall be subject to all relevant provisions of this Ordinance. The sign must be taken down for at least 30 days for the six month period to re-start. The six month period may be waived by the Zoning Administrator if there is space on the site where the sign is located that is for sale or for lease. Section 10.04 Prohibited Signs (A) The following shall be prohibited throughout the Township: (1) Signs which incorporate in any manner or are illuminated by any flashing or moving lights, or where any illumination can shine directly into the eyes of any occupant of any vehicle traveling upon any highway, driveway or parking area, or into any window of any residence within 200 feet, or where the illumination interferes with the visibility or readability of any traffic sign or device. (2) Exterior pennant strings, feather flags, spinners, and streamers. (3) Any sign or object which has any visible motion, moving or animated parts or image, whether movement is caused by machinery, wind, or otherwise, except for electronic message signs and flags. (4) Any sign which is structurally or electrically unsafe, in the opinion of the Building Official, or which obstructs any fire escape. (5) Any sign erected on a tree or utility pole. (6) Any sign structure or frame that no longer contains a sign. (7) Roof signs or any sign which projects above the roof line or top of a canopy. (8) Any sign projecting into the public right-of-way. (9) Any sign erected on any property, public or private, without the consent of the property owner. (10) Any sign which simulates or imitates in size, color, lettering, or design, any traffic sign or signal or other word, phrase, symbol, or character in such a manner as to interfere with, mislead, or confuse the drivers or motorized vehicles. (11) Any sign which incorporates any open spark or flame. (12) Pylon or pole-mounted signs. (13) Off-premises commercial signage, except where the regulations of another jurisdiction (for example MDOT) take precedence over this Ordinance. St. Joseph Charter Township Zoning Ordinance 87 Recommended by Planning Commission �(14) Tube lights, whether LED, neon, or any other type of light. (15) Temporary Commercial Signs in Residential Zoning Districts (R-1, R-2, R-3, and R-4) (16) Any sign which, in the opinion of the Building Official, has deteriorated to the point where it has become a blight on surrounding properties. (17) Township Building Official shall have the authority to immediately remove or cause to be removed any sign which has been placed or located within the public right-of-way contrary to the provisions of the Ordinance or not authorized by the Berrien County Road Department. The Township or its agents shall not incur any obligation to retain, store, or maintain any materials or salvage resulting from the removal of such signs. (18) In the event that an active use or business ceases to operate, the message portion of all signage associated with the business must be removed and replaced with a blank sign face. The blank sign face may be replaced with a new sign once an active use or business begins operation on the lot. If the message is not replaced by a blank sign face within 90 days of the use or business ceasing, the sign shall be considered illegal and must be removed. The Township may remove the sign and invoice the property owner for the cost of removal. Section 10.05 Temporary Commercial Signs (A) Property owners must receive a permit as described in this Article prior to the erection of any temporary commercial signs and must follow all applicable requirements as described below. Portable ground signs shall be considered temporary commercial signs under this section. (1) Temporary commercial signs shall be permitted in the B-1, B-2, I-1, and I-2 Districts, and non-residential PUDs. (2) Each sign shall be placed outside only during the hours when the entrance is open to the general public and shall be stored indoors at all other times. (3) Temporary signs shall be limited to a total of sixteen (16) square feet. (4) Only one temporary sign is permitted per business at any given time. (5) The sign must be within ten feet of a public entrance to a building. (6) Signs must be kept indoors if more than two inches of snow are covering the sidewalk in front of the business. (7) Each sign shall be placed in a manner which provides five feet of free passage for pedestrians, and does not interfere with normal pedestrian or automobile traffic, including maintaining required clear corner vision. (8) All sign frames shall be constructed of a weatherproof material and shall be kept in good repair. Section 10.06 Electronic Message Centers (A) An on-premises sign permitted in the B-1, B-2, I-1, and I-2 Zoning Districts may include an EMC subject to the following requirements: St. Joseph Charter Township Zoning Ordinance 88 Recommended by Planning Commission �(1) Such display shall contain static or still frame messages only which may otherwise not have movement, or the appearance or optical illusion of movement, of any part of the sign structure, design, or pictorial segment of the sign, including the movement of any illumination or the flashing, scintillating or varying of light intensity. "Transitions" between frame messages may utilize effects such as dissolve, fade, traveling, or scrolling text and /or images, provided such transitions occur over a period of time not exceeding one second, and such effects do not include text and/or images that expand or contract, rotate, twist, bounce, flash, undulate, pulse, imitate emergency vehicles or lighting, or utilize other similar movements or optical illusions. (2) The maximum size of an EMC on an on-premises sign or off-premises wall sign shall not exceed the sign measurements specified in the Code for the zoning district in which the zoning lot or use is located. (3) Each message on the EMC is changed not more than once every six seconds. (4) When the EMC is 200 feet or less from a property line of a zoning lot that is located in a residential zoning district and such EMC is visible from any portion of a dwelling located within the residential zoning district, the EMC shall only: (a) Operate between 7:00 a.m. and 10:00 p.m.; and (b) Display only one "frame" between 10:00 p.m. and 7:00 a.m. (B) An on-premises sign for a permitted use in a public or semi-public institution in a R-1, R-2, R- 3 and R-4 Zoning District may include an EMC subject to the following requirements: (1) One property line of the zoning lot must be abutting a major thoroughfare, defined as a(n) Other Principal Arterial, Minor Arterial or Major Collector road as indicated on the MDOT National Functional Classification (NSF) Map and the freestanding sign incorporating an EMC must be situated along the property line abutting the major thoroughfare. (2) Such display shall contain static or still frame messages only which may otherwise not have movement, or the appearance or optical illusion of movement, of any part of the sign structure, design, or pictorial segment of the sign, including the movement of any illumination or the flashing, scintillating or varying of light intensity. (3) The maximum size of an EMC on an on-premises freestanding sign or accessory wall sign shall not exceed the sign measurements specified in this Code for the zoning district in which the zoning lot or use is located. (4) Each message on such display is changed not more often than once every six seconds (5) When the EMC is visible from any portion of a dwelling unit located within a residential zoning district, the EMC shall only: (a) Operate between 7:00 a.m. and 10:00 p.m.; and (b) Display only one "frame" as defined in Section 10.02. (C) Electronic Message Center (EMC) Criteria: The nighttime illumination of an EMC shall conform with the criteria set forth in this section. St. Joseph Charter Township Zoning Ordinance 89 Recommended by Planning Commission �(1) EMC Illumination Measurement Criteria: The illuminance of an EMC shall be measured with an illuminance meter set to measure foot-candles accurate to at least two decimals. llluminance shall be measured with the EMC off, and again with the EMC displaying a white image for a full color capable EMC, or a solid message for a single-color EMC. All measurements shall be taken perpendicular to the face of the EMC at the distance determined by the total square footage of the EMC as set forth in the accompanying Sign Area Versus Measurement Distance table. (2) EMC Illumination limits: The difference between the off and solid-message measurements using the EMC Measurement Criteria shall not exceed 0.3 foot-candles at night, as measured a distance of ten feet from the sign. (3) Dimming Capabilities: All permitted EMCs shall be equipped with a sensor or other device that automatically determines the ambient illumination and programmed to automatically dim according to ambient light conditions, or that can be adjusted to comply with the 0.3 foot-candle measurements. Section 10.07 Clear Corner Vision All freestanding signs in all zoning districts must allow clear corner vision for all street intersections and driveway entrances. Freestanding signs must be under three feet tall within a triangle formed by two points, each 10 feet away from the intersection of the right-of-way line and the driveway, and the line connecting them, as displayed below: Section 10.08 Permitted Permanent Signs (A) Signs Permitted in the R-1, R-2, R-3, and R-4 Districts (1) Non-Residential Uses. Non-Residential Uses in R-1, R-2, R-3, and R-4 Districts, including but not limited to churches and private schools, shall be permitted to have one freestanding sign of up to 32 square feet in area. For all other signs, they shall be subject to the standards for the B-1, B-2, I-1, and I-2 Districts, in Section 10.08.B. (2) Wall Signs. Wall signs are only permitted in R-1, R-2, R-3, and R-4 Districts under the following circumstances: (a) Signs not requiring a permit, as described in Section 10.03.B, and temporary signs as described in Section 10.05. (b) Signs on the exterior of buildings that front on a public road and contain more than two residential units shall be permitted under the following circumstances: (i) Maximum of one wall sign per building frontage facing a public road. (ii) Maximum one square foot of signage for every linear foot of building frontage, up to 32 square feet, regardless of the setback from the road center line. St. Joseph Charter Township Zoning Ordinance 90 Recommended by Planning Commission �(3) Freestanding Signs. Freestanding signs are only permitted in R-1, R-2, R-3, and R-4 Districts under the following circumstances: (a) One sign per vehicle entrance of residential subdivisions, neighborhoods, mobile home parks, and condominium/apartment complexes subject to the following standards: (i) Maximum height of six feet, except if the sign is integrally designed as part of an ornamental wall or architectural gateway element and the wall or element meets all applicable standards of this Ordinance. (ii) Signage shall not exceed 16 square feet in area. The signage may be a freestanding sign or may be wall signage affixed to an architectural gateway element. Architectural gateway elements are not considered signage and must receive approval from the Township in the same manner as any other structure. (iii) All signs must have at least two legs or a continuous base at least 75% of the width of the sign. Pole signs are prohibited. (b) All freestanding signs in the R-1, R-2, R-3, and R-4 Districts must comply with the following standards: (i) All signs on lots containing single family homes must be temporary. No permanent signs shall be permitted on lots containing single family homes. (ii) All freestanding signs must be set back at least four feet from all side and rear lot lines, and must be set back from the curb or, if there is no curb, the edge of the road pavement (not the right-ofway line or the sidewalk) by a distance equal to its height. (iii) All freestanding signs shall have a maximum height of 8 feet. (iv) The base of the sign shall not exceed double the width of the sign itself. (4) All signs not specifically listed in this Ordinance are prohibited in R-1, R-2, R-3, and R-4 Districts. (B) Signs Permitted In The B-1, B-2, I-1, and I-2 Districts (1) Wall Signs. Wall signs in the B-1, B-2, I-1, and I-2 districts are subject to the following standards: (a) The maximum area of wall signage on any given wall shall be 10% of the area of the wall. Wall signs may be placed on any wall of a building. (b) Businesses that are set back more than 200 feet from the center line of an adjacent roadway shall be permitted additional square footage of wall signage on the building frontage facing the roadway, based on the following: 200-299 feet: 25% additional square footage 300-399 feet: 50% additional square footage 400-499 feet: 75% additional square footage 500 feet or greater: Double square footage (c) The width of any wall sign may not exceed 90% of the width of the building frontage it is attached to. (d) There shall be no limit on the number of wall signs permitted, provided that all other standards are met. St. Joseph Charter Township Zoning Ordinance 91 Recommended by Planning Commission �(e) Canopy structures, such as those used for gas stations, shall not be subject to Sections a-d, and shall instead be permitted up to 20 square feet of signage on each face of the canopy. (2) Awning Signs. An awning sign may be used in place of a wall sign for any ground-floor business, provided that the following standards are met. (a) The awning shall not extend more than six feet over the sidewalk in front of the business, regardless of whether the sidewalk is private or in the public right-of-way. (b) The awning shall have a minimum ground clearance of eight feet. (c) Signage may not exceed 70% of the face area of the awning. (d) Awnings may be externally illuminated, but back-lit or internally illuminated awnings are prohibited. Awning signs may not contain electronic messaging. (3) Freestanding Signs. Freestanding signs in the B-1, B-2, I-1, and I-2 Districts are subject to the following standards: (a) Only one freestanding sign is permitted per street frontage of the lot. (b) The maximum height shall be 25 feet. (c) All freestanding signs must be set back at least four feet from all side and rear lot lines, and must be set back from the curb or, if there is no curb, the edge of the road pavement (not the right-of-way line or the sidewalk) by a distance equal to its height. (d) The base of the sign shall not exceed double the width of the sign itself. (e) The maximum area shall be 100 square feet. (f) Lots immediately abutting the right-of-way of a ramp to or from I-94 to or from Niles Road shall be permitted a second freestanding sign and shall be permitted to exceed the height and area standards listed above, provided they do not exceed 100 feet in height. The design of the sign shall be reviewed by the Planning Commission prior to the issuance of a sign permit. (4) Directional Signs. One directional sign shall be permitted per approved driveway from a public road, subject to the following: (a) A maximum sign area of four square feet per sign. (b) A maximum height of three feet. (c) Directional signs may be internally or externally illuminated, but may not contain electronic messaging. (d) Additional signage shall be permitted adjacent to the drive aisles for a drive-thru service window, with the following standards: (i) No more than six signs shall be permitted. (ii) The maximum area of any sign shall be 48 square feet. (iii) No more than two signs shall exceed 32 square feet in area. St. Joseph Charter Township Zoning Ordinance 92 Recommended by Planning Commission �(iv) The maximum height of any sign shall be 10 feet. (v) No more than two signs shall exceed 8 feet in height. (e) The Planning Commission may approve additional directional signs during the Site Plan Approval Process if the Commission determines they are necessary for efficient flow of traffic and pedestrians through a site. (5) Projecting Signs. Projecting signs are permitted in the B-1, B-2, I-1, and I-2 Districts, subject to the following: (a) Maximum sign area of 16 square feet. (b) The faces of the sign must be parallel to each other and no more than six inches apart. (c) The bottom of the sign must be at least nine feet from grade. (d) The sign shall not extend above the roof line of the building. (e) Electronic messaging is prohibited on projecting signs. (6) Window Signs. Window signs are permitted in the B-1, B-2, I-1, and I-2 Districts, subject to the following standards. (a) Signage may not cover more than 50% of any window. (b) Window signs may be internally illuminated, but may not contain any electronic messaging, flashing, or appearance of movement. (7) Entrance Sign For Industrial Parks. Multi-tenant industiral parks may have, in addition to the signs listed in this chapter, one suitable identifying sign not to exceed 250 square feet in area. One sign may be erected designating the name of the industrial park and a directory to access. No such sign shall be erected to exceed a height of 25 feet. Section 10.09 Non-Conforming Signs A non-conforming sign may be continued and shall be maintained in good condition as described elsewhere in this Section, except that a non-conforming sign shall not be structurally altered or repaired so as to prolong its life or as to change its shape, size, type or design unless such change shall make the sign conforming; nor shall a non-conforming sign be replaced by another non-conforming sign. Notwithstanding anything else in this Ordinance, any sign structure that is without a sign for more than 90 days must be removed. Section 10.10 Waiver Process (A) The Planning Commission shall have the ability to waive or modify any of the standards in this Chapter, provided that the following criteria are met. A waiver granted under this section shall apply for only the lifespan of the sign in question and shall not be transferable to any other sign or lot. (1) The applicant provides all requested information and pays all applicable application and review fees, to be determined by the Township Board. St. Joseph Charter Township Zoning Ordinance 93 Recommended by Planning Commission �(2) The proposed sign does not endanger the public health, safety, and welfare by virtue of being distracting to drivers, obscuring vision, being unnecessarily bright, being designed or constructed poorly, or in any other way. (3) The design of the sign is consistent with character of the surrounding area. (4) The sign does not block the view of other nearby signs to the extent that it would harm the ability of neighboring businesses to operate. (5) The sign will not be a nuisance to any residential uses. (6) A sign designed to meet the standards of the Ordinance would not adequately serve the purpose desired by the applicant. St. Joseph Charter Township Zoning Ordinance 94 Recommended by Planning Commission �Article 11: Missing Middle Overlay Section 11.01 Statement of Purpose St. Joseph Charter Township’s Master Plan identifies a need for zoning regulations for a portion of the Township to allow seamless and vibrant infill development. The purpose of this Overlay achieves the following desirable outcomes: (A) Allow for more housing at a wider variety of price points to be constructed in the Township. (B) Improve the economic vibrancy of the Overlay area by reducing barriers to development and promoting a highly desirable character. (C) Preserve the natural environment and farmland in the Township, by incentivizing density in appropriate areas. (D) Attain population growth and stability. (E) Reduce new infrastructure needs. (F) Promote walking and bicycling to reduce air pollution and improve public health. (G) Encourage investment in built-out neighborhoods of the Township, increasing property values and vibrancy. (H) Ensure that individuals and families can meet their housing needs within St. Joseph Charter Township throughout their lives. (I) Provide missing middle housing types consistent with the existing surrounding neighborhood character. This image reproduced from missingmiddlehousing.com. All images in this section are meant to be illustrative of concepts, not specific requirements. In the event of a conflict between and image and the Ordinance text, the texts shall govern. Section 11.02 Applicability The provisions of this Overlay supersede all other provisions in this Zoning Ordinance. Any provision in the Ordinance that is not explicitly contradicted and superseded by this Overlay shall be considered in force for all applicable properties. St. Joseph Charter Township Zoning Ordinance 95 Recommended by Planning Commission �Section 11.03 Eligibility (A) MM-1 Neighborhood Node. The Intent of the MM-1 Sub-District is to allow the construction of mixed-use commercial-residential buildings, as well as missing middle housing types such as quadplexes, duplexes, and garden courts, where appropriate. A lot shall be considered to be eligible for MM-1 development if it: (1) Is zoned R-2 OR is zoned R-1 and is adjacent to Niles Road. (2) Is at least 15,000 square feet in area. (3) Is adjacent to one of the following roads: (a) Cleveland Avenue (b) Washington Avenue (c) Lincoln Avenue (d) Niles Road (e) Napier Avenue (f) Colfax Avenue (B) MM-2 Quadplex. The Intent of the MM-2 Sub-District is to allow up to four dwelling units on a lot, provided that the lot is adequately sized and that the building and site have appropriate designs for the surrounding area. A lot shall be considered to be eligible for MM-2 development if it: (1) Is zoned R-1 or R-2. (2) Is at least 12,000 square feet in area. (C) MM-3 Garden Court. The Intent of the MM-3 Sub-District is to allow the construction of “Garden Courts”, i.e. clusters of one-and-two family dwellings sharing common open space and sometimes parking, on appropriately sized lots and with appropriate design for the surrounding area. A lot shall be considered to be eligible for MM-3 development if it: (1) Is zoned R-1 or R-2. (2) Is at least 12,000 square feet in area. (D) MM-4 Bonus Housing Unit. The Intent of the MM-4 Sub-District is to allow an additional housing unit on otherwise single-family lots, in the form of a duplex, provided that the design and function of the additional housing unit is compatible with the surrounding area. A lot shall be considered to be eligible for MM-4 development if it: (1) Is zoned R-1 or R-2. (2) Is at least 6,000 square feet in area. St. Joseph Charter Township Zoning Ordinance 96 Recommended by Planning Commission �Section 11.04 Missing Middle Residential Buildings (A) Density. For all lots that are zoned R-1 or R-2 and comply with the dimensional requirements in Section 11.03, a single dwelling unit shall be permitted by right. The Township Board may approve additional dwelling units, up to the following maximum densities in each sub-district, provided that the lot meets the geographic criteria in Section 11.03, meet the criteria of Subsection C below, and meet the Special Use approval criteria in Section 2.04 (except in the case of MM-4 developments, which shall not be required to obtain Special Use Approval). In calculating density, all fractional units shall be rounded DOWN. Example: if the allowable density of a parcel is 3.9 units, then 3 units shall be permitted. (1) MM-4: (a) Allowable Density: One dwelling unit per 3,000 square feet of lot area. (b) Maximum Units Per Lot: Two units. (2) MM-3: (a) Allowable Density: One dwelling unit per 3,000 square feet of lot area. (b) Maximum Units Per Lot: Ten units, but no single building may contain more than two units. (3) MM-2: (a) Allowable Density: One dwelling unit per 3,000 square feet of lot area. Example 2-unit building (b) Maximum Units Per Lot: Twelve Units, but no single building may contain more than four units. (4) MM-1: 2 dwelling units per lot, for all lots eligible for MM-1. All dwelling units must be located within the principal building. Example Garden Court (B) Development Standards. In order to be approved, the Missing Middle Residential Building must meet the following standards, in the opinion of the Township Board: (1) Building Design Regulations. The following requirements must be met in the design of all Missing Middle Residential Developments within the Overlay: St. Joseph Charter Township Zoning Ordinance 97 Recommended by Planning Commission �(a) In the MM-2 and MM-3 Sub-Districts, all units must have a separate exterior entrance. These are encouraged to all face a public street, in the form of rowhouses or townhomes. However, the Township Board may allow entrances to face the side or rear if the dimensions of the lot and the layout of the building necessitate that design. (b) All setback, lot coverage, and building height standards must be met. Variances from those standards may only be granted by the ZBA. The Township Board may not grant height or setback waivers through the Special Use process. (2) Infill Design Toolkit. The design and form of the Missing Middle Residential Building must be compatible with the surrounding residential properties. The residential streets of the Overlay’s neighborhoods often include a diversity of architectural styles yet present a sense of cohesion due to recurring patterns—such as street-oriented buildings, fine-grain “rhythms” of development, and green street edges created by front yards and gardens. The focus of the design of infill housing within the Overlay should be continuing these and other fundamental neighborhood patterns, while allowing for increased unit density. The Township Board shall consider the following when determining compatibility: (a) The roofline should be like a single-family design, including a peaked roof. Dormers and other roofline enhancements are encouraged. (b) Residential-style siding materials such as brick, vinyl, stone, or wood should be used. EIFS, metal panels, and concrete panels shall not be considered compatible. Buildings should be designed to respond to prevalent architectural features of the surrounding neighborhood context, especially in areas where patterns established by recurring architectural features are well-established and valued. (c) Along street frontages, windows, main entrances, and other primary building façade elements should be oriented toward the street. Care should be taken to avoid the appearance of buildings turning their backs or sides toward the street. Courtyard buildings can contribute to this by orienting main entrances toward courtyards that serve as a semi-public extension of the public realm of adjacent streets. Front porches are encouraged. (d) Neighborhood block frontages are often characterized by a consistent rhythm of development created by recurring building patterns. Projects on sites larger than nearby houses should continue such patterns by dividing buildings into volumes reflective of the established building rhythm. Corner sites provide opportunities for attached houses to reflect neighborhood patterns, by enabling units to be oriented to different street frontages, providing the appearance of distinct houses. (e) For “Garden Court”-style developments, the units closest to the street must have similar massing and design to adjacent and nearby single-family homes. The divided massing of courtyard housing, especially when street-fronting units have house-like forms, provide opportunities to integrate higherdensity housing into neighborhood patterns where detached houses predominate. (f) Enough green space and landscaping must be provided on all sites for adequate recreation, absorption of rainwater, and protection of the quiet residential character of the neighborhood. Most neighborhood residential streets in the Overlay are characterized by landscaped setbacks between the fronts of buildings and sidewalks. This “green edge” provides residential streets with a clearly identifiable character that serves as a counterpoint to the “hardscape” of commercial corridors. In many areas, this green edge is reinforced by planting strips and street trees. Driveway widths and curb cuts should be minimized to maximize opportunities for street trees. Careful consideration should be given to selecting tree species appropriate for the planting strip width, site conditions, and surrounding context. St. Joseph Charter Township Zoning Ordinance 98 Recommended by Planning Commission �(g) The Overlay’s residential areas have established patterns of backyards, which create a much-valued “private realm” of outdoor spaces that contrast functionally with the “public realm” of street frontages. Infill development which intrudes significantly into the backyard realm can have substantial privacy impacts and is often a key concern of neighbors. Site designs must respect the backyard realm by minimizing intrusions by larger structures (h) Existing structures may be subdivided or expanded to accommodate the permitted density, provided that all expansions are compatible with both the existing structure and the surrounding neighborhood, in the opinion of the Township Board, and that all other standards of this Overlay are met. (i) Attached single family homes, sometimes known as townhouses or rowhouses, are encouraged. Townhouses or rowhouses should be aligned along the street, all facing the same direction, and should either be connected directly together, or in groups of at least three units, with no more than 20 feet between a group of three (unless needed for a driveway). (3) Parking. Enough parking must be provided for all dwelling units. The prominence and extent of parking and other vehicle areas along the frontages of residential infill projects should be minimized. Not only is this important for continuing neighborhood patterns of landscaped front setbacks and street-oriented buildings, but this helps contribute toward quiet, safe, and pedestrian-friendly streets. (4) Dwelling Unit Design. The dwelling units are designed to be functional, safe, and high quality, with an appropriate minimum floor area determined by the Township Board. All dwelling units must meet the minimum unit size requirements listed in Section 5.01. Section 11.05 Mixed Use Buildings (A) Neighborhood Commercial Uses. The Township Board may approve, by Special Use, non-residential uses upon determining they meet the criteria in Section 2.04 for approval of Special Uses, as well as the criteria in subsection E below. Existing residential structures may be modified to contain non-residential uses, provided they meet the criteria of this overlay and are approved by the Township Board for a Special Use Permit. Non-residential neighborhood commercial uses that may be approved include, but are not limited to, the following: (1) Barber Shops/Beauty Shops (2) Professional Offices (3) Retail Stores, including art galleries (4) Low intensity restaurants, such as ice cream parlors and hot dog stands. (5) Animal Day Care Centers that do not provide overnight boarding. (6) Child Day Care Centers. (B) Residential Uses. The Township Board may approve up to one dwelling unit per 3,000 square feet of lot area. (C) Development Standards. In order to be approved, the Mixed-Use Building must meet the following standards, in the opinion of the Township Board: (1) Site Design Requirements. All setback and building height standards must be met. Variances from those standards may only be granted by the ZBA. (2) Infill Design Toolkit. The design and form of the Mixed-Use Building must be compatible with the St. Joseph Charter Township Zoning Ordinance 99 Recommended by Planning Commission �surrounding residential properties. Mixed use buildings integrated into residential communities should serve and enhance the neighborhood, and not create a burden. Designs should be carefully crafted to protect the quiet and safe character of the Overlay, while providing additional amenities, services, jobs, and housing options. The Township Board shall consider the following when determining compatibility: (a) The roofline should emulate a single-family design, including a peaked roof. Dormers and other roofline enhancements are encouraged. (b) Residential-style siding materials such as brick, vinyl, stone, or wood should be used. EIFS, metal panels, and concrete panels shall not be considered compatible. Buildings should be designed to respond to prevalent architectural features of the surrounding neighborhood context, especially in areas where patterns established by recurring architectural features are well-established and valued. (c) Along street frontages, windows, main entrances, and other primary building façade elements should be oriented toward the street. Care should be taken to avoid the appearance of buildings turning their backs or sides toward the street. (d) Neighborhood block frontages are often characterized by a consistent rhythm of development created by recurring building patterns. Projects on sites larger than nearby houses should continue such patterns by dividing buildings into volumes reflective of the established building rhythm. (e) Driveway widths and curb cuts should be minimized to maximize opportunities for street trees. Careful consideration should be given to selecting tree species appropriate for the planting strip width, site conditions, and surrounding context. (3) Landscaping. The landscaping requirements of the B-2 District shall apply to all sites containing mixed use buildings, regardless of the underlying zoning district. (4) Signage. The signage standards of the B-2 District shall apply to all sites containing mixed use buildings, except that pylon signs and the internal illumination of signage shall be prohibited. All Ground Signs shall provide architectural features, details, or ornaments inspired by the building. (5) Parking. Enough parking must be provided for all uses. Parking must be screened from all neighboring residential uses and shall not be in the front yard. The Township Board may require landscaping above and beyond the Ordinance requirements in order to ensure compatibility. (6) Dwelling Unit Design. The dwelling units are designed to be functional, safe, and high quality, with an appropriate minimum floor area determined by the Township Board. All dwelling units must meet the minimum unit size requirements listed in Section 5.01. St. Joseph Charter Township Zoning Ordinance 100 Recommended by Planning Commission �Article 12: Telecommunication Towers Section 12.01 New Facilities (A) New wireless telecommunications facilities shall be prohibited on private property in the R-1 and R-2 Districts, permitted by Special Use Permit on public property (including right-of-way) in the R-1 and R-2 Districts, and on all lots and/or rights-of-way in all other Zoning Districts. The Special Use requirement shall apply regardless of whether a new support structure (tower) will be constructed or not, and shall be subject to the following standards, as well as the standards in Section 2.04: (1) Information must be submitted showing that the facility is in compliance with all applicable FCC regulations regarding radio frequency emissions. (2) Information must be submitted showing that the facility will not cause interference with any nearby existing telecommunications facilities. (3) If a new tower is to be constructed for the facility, it shall meet the following standards: (a) Lighting on the tower shall be prohibited unless required by the Federal Aviation Administration. (b) The tower must be a monopole design. Guyed and lattice towers are prohibited. (c) No signage shall be placed upon the tower structure. (4) The tower must be the shortest possible height required to provide the service desired by the applicant. The applicant must submit coverage and/or capacity information, including propagation maps and other information requested by the Township, to demonstrate the needed service improvement and why the requested height is necessary. The Township may request further information, including propagation maps, demonstrating the service at lower heights, in order to determine for itself whether the requested height is necessary. Section 12.02 Co-Locations and Modifications to Existing Facilities. (A) Co-locations and modifications to existing facilities shall not require Special Use or Site Plan Approval. The Zoning Administrator shall have the authority to approve all co-locations and modifications that meet the standards of this Section. (1) The applicant must submit a structural analysis, signed and sealed by a licensed engineer, demonstrating that the tower, in its present condition, has the structural capacity to support any proposed new antennae or other tower-mounted equipment. (2) The applicant must submit the results of an inspection of the condition of the tower and equipment compound, noting any potential problems with the facility that could impact the health, safety, and welfare of the surrounding area, or the effective provision of service from the facility. Any concerns raised by the inspection must be corrected during construction of the modification of the co-location. (3) Information must be submitted showing that the facility is in compliance with all applicable Federal Communications Commission regulations regarding radio frequency emissions. (4) Information must be submitted showing that the facility will not cause interference with any nearby existing telecommunications facilities. (5) No lighting may be added to the tower unless required by the Federal Aviation Administration. St. Joseph Charter Township Zoning Ordinance 101 Recommended by Planning Commission �Section 12.03 Small Cell Zoning Exemption. (A) Small Cell Wireless Facilities, as defined by Subsection B, shall be exempt from all requirements of Sections 12.01 and 12.02, and shall not require zoning approval, in the following circumstances. If a facility does not meet the definition in Subsection B, then the relevant standards of Sections 12.01 and 12.02 shall apply. (1) Located in the public right-of-way (2) The replacement of a Small Cell Wireless facility with a Small Cell Wireless facility that is not larger or heavier, in compliance with applicable codes. (3) Routine maintenance of a Small Cell Wireless facility, utility pole, or wireless support structure (4) The installation, placement, maintenance, operation, or replacement of a micro wireless facility that is suspended on cables strung between utility poles or wireless support structures in compliance with applicable codes. (5) Small Cell Wireless Facilities not exempt under this sub-section shall be reviewed in the same manner as Towers and based on the standards set forth in MCL 460.1317 (2) and (3) and those standards in this Ordinance that are not incompatible with State Law. (6) Review under Subsection 5 shall be completed within the time limits imposed by MCL 460.1317 (2). The Zoning Administrator shall determine when the application is complete under MCL 460.1317. (B) The definition of a Small Cell Wireless Facility shall be as follows. This definition is consistent with State Law at the time of adoption of this Ordinance. If a term used in this seciton is defined in Public Act 365 of 2018, then the term shall have the meaning described in that Act. A Small Cell Wireless Facility shall mean a wireless facility that meets both of the following requirements: (1) Each antenna is located inside an enclosure of not more than 6 cubic feet in volume or, in the case of an antenna that has exposed elements, the antenna and all of its exposed elements would fit within an imaginary enclosure of not more than 6 cubic feet. (2) All other wireless equipment with the facility is cumulatively not more than 25 cubic feet in volume. The following types of associated ancillary equipment are not included in the calculation of equipment volume: electric meters, concealment elements, telecommunications demarcation boxes, grounding equipment, power transfer switches, cut-off switches, and vertical cable runs for the connection of power and other services. Section 12.04 Abandonment A telecommunication tower shall be removed by the property owner within six months of being abandoned. If the present-day owner and applicant fail to do so within six months of abandonment, the special use permit shall be considered revoked. The Township may, at its sole discretion, enter the property and cause the demolition of the tower, antennas, and any necessary structures. Prior to demolition, the Township shall provide written notice of demolition via first class mail to the present-day owner and applicant not less than 30 days prior to demolition. All costs, including attorneys' fees, associated with demolition shall be placed on the tax bill of the property as a special assessment. St. Joseph Charter Township Zoning Ordinance 102 Recommended by Planning Commission �Article 13: Lighting Section 13.01 Intent. A. These regulations will require sufficient lighting for parking areas, walkways, driveways, building entrances, loading areas, and common areas to ensure the security of property and safety of persons. These regulations are also intended to promote dark skies in rural parts of the Township and to prevent the adverse effects of inappropriate lighting, including glare, light trespass onto adjoining properties, light pollution and sky glow, and energy waste. These regulations are also intended to permit and encourage the use of lighting that promotes energy efficiency and conservation in the Township. Section 13.02 Applicability The provisions of this Section regarding the design of newly installed light fixtures shall apply to all parcels or lots on which an improvement or development is proposed requiring Site Plan Approval. Section 13.03 Examples of Fixtures. A. The following chart shows examples of those fixtures that are acceptable and those that are prohibited. The chart is merely to demonstrate options, and is not regulatory in and of itself. St. Joseph Charter Township Zoning Ordinance 103 Recommended by Planning Commission �Section 13.04 Foot-candles Standards The following table lists the required minimum and maximum foot-candles at grade, during the hours of operation for the site, for the various outdoor site areas. A photometric topography map of the lot and all areas within 25 feet of the lot boundaries shall be submitted with all Site Plan applications where outdoor lighting is proposed. Lighting shall not be required in any area not listed below. The Zoning Administrator, using a light meter, shall determine the official as-built light levels, as well as compliance with this Ordinance. There shall be no minimum light level requirement on sites where the principal use is a single-family home. St. Joseph Charter Township Zoning Ordinance 104 Recommended by Planning Commission �Lighting Application Minimum Footcandles Maximum Footcandles Parking lots, plazas, hardscape lighting, driveways, on site private roads, and outdoors sales areas (average must be between minimum and maximum). 2.5 10.0 Sidewalks, walkways, and bikeways (all areas must be between minimum and maximum). 2.0 10.0 Building entrances (without canopy) (light level must be between minimum and maximum within 5 feet of door). 2.5 10.0 Building entry, drive-up sales, and areas underneath canopies (such as hotel entrances and gas pumps) (average must be between minimum and maximum). 2.5 10.0 At any side or rear property line. 0.0 0.5 Any other location. 0.0 10.0 St. Joseph Charter Township Zoning Ordinance 105 Recommended by Planning Commission �Section 13.05 General Requirements (A) Light emanating from any lot that unnecessarily illuminates or interferes with the use or enjoyment of any other lot shall be prohibited. (B) All outdoor lighting shall be downward facing at a 90 degree angle and shielded so as to conceal the source of the light, except as otherwise described in this Ordinance. The Township Board may waive this provision upon determining that a light is not is not a nuisance to any residential property, and will not cause any potential dangers to traffic on a nearby road. (C) Lighting poles shall be located in a manner that will not interfere with pedestrian or automobile circulation. Light fixtures shall not exceed 20 feet in height, measured from grade to the bottom of the fixture. (D) Ornamental lighting is defined as lighting which is intended to set a mood, create a play of shadows, highlight a given area or element, but is not signage or advertising. This type of lighting is not intended to address the general lighting needs of the Site and shall in no case spill over or intrude onto an adjacent Site. Ornamental lighting must be a hidden source, and designed to directly illuminate a building, landscaping, or structure (such as public art or a flagpole). Ornamental lighting shall not have any movement or simulation of movement, nor shall it change color. (E) Lighting of Signs: See Article 10. Section 13.06 Prohibited Lighting (A) The operation of searchlights for advertising purposes is prohibited. (B) Flashing, pulsating, moving, chasing, or strobing lights, or any other lights that move or simulate movement, are prohibited. (C) Any light that creates glare (as defined in this Ordinance) outside of the site the fixture is located on, including lights shining from inside a building, must be removed or otherwise mitigated. Section 13.07 Exempt Lighting (A) The following light fixtures shall be exempt from this section, including exempt from the list of “prohibited lighting”: St. Joseph Charter Township Zoning Ordinance 106 Recommended by Planning Commission �(1) Lighting necessary for construction or emergencies is exempt from the provisions of this article provided that said lighting is temporary and is discontinued immediately upon completion of the construction work or abatement of the emergency. Light fixtures may remain in place, but may not be activated except for emergencies. (2) Lighting that is required by the County, State, or Federal government, including, but not limited to, airport lighting and lighting of wireless telecommunications facilities, shall be exempt from this section. (3) Underwater lighting for fountains, swimming pools, and other man-made bodies of water shall be exempt from the lamp type and shielding provisions of this section, but shall comply with all other regulations. (4) Lighting of the U.S. flag, as recommended by the Flag Code, is exempt from this Section, provided that the spotlights must illuminate only the flag, and shall not be greater than 7000 lumens. (5) Special Temporary Non-Commercial Lighting for Christmas, Halloween, etc, provided it is not in place for more than 90 days. (6) Lighting of Roadways. Lighting of roads shall be designed in accordance with the Township Subdivision Ordinance and/or the regulations of the the County Road Department, as applicable to a given roadway. (7) Freestanding light fixtures (i.e. not attached to any structure) that are less than 18 inches tall and not upward-directed. (8) In-ground lighting designed to promote pedestrian safety. Section 13.08 Special Use Lighting (A) Upon approval of a special use permit by the Township Board, lighting systems not complying with the technical requirements of this Section but consistent with its intent may be installed for the following applications: (1) Sport fields and stadiums. (2) Industrial lighting for hazardous areas where the heat of the lighting fixture may cause a dangerous situation. (3) Bridges. (4) Specialized Theme Park lighting. (5) Public monuments, public buildings and Houses of Worship. (6) Industrial areas where higher pole heights are required to avoid interference of vehicle with the pole assembly. (7) Outdoor sales and display areas. (8) Other special lighting needs as determined by the Township Board. (B) To obtain such a permit, applicants shall demonstrate that the proposed lighting installation: (1) Utilizes fully shielded luminaires, unless the applicant demonstrates, to the satisfaction of the Township Board, that such shielding is impractical. St. Joseph Charter Township Zoning Ordinance 107 Recommended by Planning Commission �(2) Has received every reasonable effort to mitigate obtrusive light and artificial sky glow, supported by a signed statement from a registered engineer or by a certified lighting professional describing the mitigation measures. (3) The proposed lighting will not create unwarranted glare, sky glow, or light trespass. (4) Meets all requirements of this Ordinance to be approved for a Special Use Permit. (C) The Township Board may impose conditions on the Special Use related to the lighting, such as hours of operation, automatic dimmers, etc. St. Joseph Charter Township Zoning Ordinance 108 Recommended by Planning Commission �Article 14: Landscaping Section 14.01 Intent (A) General. The Intent of this Article is to ensure the long-term environmental sustainability of the Township, as well as the Township’s natural beauty and pleasant aesthetic, by requiring robust and well-maintained landscaping and permeable ground cover at development sites throughout the Township. (B) Tree Coverage preserves and protects the Township’s urban tree canopy to prevent heat island effect, and ensures long-term environmental sustainability. The urban tree canopy includes trees in yards, parks, open spaces, along streets, and in other places where trees are appropriate. Section 14.02 Maintenance of Existing Landscape Material (A) Property owners shall take all reasonable measures to keep all landscaping alive and thriving. (B) All aspects of the approved landscape maintenance plan (See Section 14.04.B) must be carried out as described and/or mantained in working order, at all times. (C) All landscape materials, plant materials, manufactured materials shall be kept in a neat and orderly manner, free from debris and refuse. (D) All diseased, unhealthy, and dead plant material shall be removed immediately and replaced, unless it is determined weather conditions may jeopardize the health of the materials. (E) Replacement material, i.e. trees or shrubs, shall be installed at or as close as possible to the size of the material at the time of their removal. Section 14.03 Applicability of Requirements. Any project subject to a Site Plan Review shall be evaluated per the Landscape standards of this Article and shall be required to meet all applicable requirements. Section 14.04 Submittal Requirements. These elements must be included in all submitted landscape plans, unless explicitly determined by the Zoning Administrator to be unnecessary. (A) Existing and Proposed Landscape Features and Green Infrastructure. (1) Identification and placement of existing trees, vegetation, and other landscape elements. (2) Existing and proposed site contours on the project site and 100 feet beyond the lot lines at intervals not to exceed two feet. (3) Delineation of natural rivers, all wetlands, streams, water bodies, woodlands, wildlife areas, and steep slopes, and other sensitive environmental areas that may influence water quality and/or stormwater discharge rates. (4) Location, height, and type of any berms, fences, or walls, measuring 30 inches or higher. (5) Location of all overhead utilities and underground utility easements. St. Joseph Charter Township Zoning Ordinance 109 Recommended by Planning Commission �(6) A tree inventory displayed as a map or plan with a list and description of the species, condition, and size for all trees six (6) inches Diameter Breast Height (DBH) or larger on the property. (7) For all trees to be retained, a root protection plan, showing tree and root protection zones and the method of protecting vegetation during construction. (8) Identification of existing trees, vegetation, and other landscape elements to be removed, and the reasons for removal. When tree replacement is required, include a table that lists the trees to be replaced, and the proposed replacement trees. (9) Location, size, spacing, and species of proposed plant and green infrastructure material. (10) Calculations showing the proposed landscape and green infrastructure plan meets the requirements of this section. (11) Specifications on soil depth, type/mix (including pH), open soil surface area, and planting methods. (12) Spacing between all trees and shrubs. (13) Installation method information for all lawn grass areas. (14) A table, demonstrating compliance with all numerical requirements, including the following information to allow determination of requirements by the approving authority: (a) Linear feet of frontage along all streets (b) Number of trees along the street frontage, as described in Section 14.07 (A) (c) Square footage of pavement (pervious and impervious) (d) Number of Parking Spaces (e) Number of Parking Lot Islands (f) Square Footage of Parking Lot Islands (g) Proposed Plantings on Each Parking Lot Island (h) Square footage of Parking Lot Perimeter Landscaping, as described in Section 14.07 (B) (i) Number of Trees and Shrubs in the Parking Lot Perimeter Landscaping, as described in Section 14.07 (B) (j) Designation of the choice of residential buffer, from the options in Section 14.07 (C) (k) Dimensions of the proposed residential buffer. (l) Proposed plantings in the residential buffer. (B) Maintenance Plan Requirements. The applicant, at the time of the submission of the Site Plan Approval, shall demonstrate that adequate provisions have been made, and adequate maintenance processes will be followed, in order to ensure that the landscaping is kept alive, thriving, attractive, and effective at meeting the requirements of this Article. Following are acceptable methods for ensuring the long-term maintenance of landscaping. The applicant must demonstrate which of these options, or others as may be deemed accepetable by the approving authority, will be used on a given site. St. Joseph Charter Township Zoning Ordinance 110 Recommended by Planning Commission �(1) The installation of an irrigation system or outside hose bibs of sufficient quantity and location to provide water for the landscape areas where specified. (2) Integrating the landscape design into the stormwater system, through rain gardens or bioswales, or other methods to use stormwater to provide water to plantings. If this option is chosen, the proposed species must thrive in high water situations, and be resistant to salts and other pollutants that may enter stormwater. (3) A robust program of hands on maintenance, through dedicated staff or contractors, to be continued indefinitely to keep the landscaping alive and thriving. (C) Reasons and justifications for any proposed deviation from the standards of this Article. Section 14.05 Soil and Planting Requirements (A) Soil Requirements. (1) Minimum Soil Volume. The following minimum volumes of soil must be provided for each planting, in order to ensure sufficient space for root growth and long-term vitality of the planting. Plant Material Soil Volume (cu. ft.) Canopy/Shade Trees 500 Ornamental Trees 200 Evergreen Trees 200 Shrubs No Minimum (2) Topsoil shall be installed with a minimum depth of four (4) inches for lawn areas, and eight (8) to twelve (12) inches within planting beds.. For the purposes of this calculation, the maximum soil depth is three (3) feet. (3) Topsoil for landscaping shall be clean, good quality loam topsoil, dark in color with visible organic content and neutral pH. Topsoil must not contain underlying soils, debris, or stones greater than one-half (½) inch. Topsoil shall be of uniform quality and free from hard clods, stiff clay, sod, or other undesirable materials. (B) Species Requirements. (1) Must Thrive in St. Joseph Charter Township. All plant material shall be species that thrive in the St. Joseph Charter Township area (generally Plant Hardiness Zone 6), be free of disease and insects, and conform to the American Standard for Nursery Stock of the American Nurserymen. (2) Must Provide A Variety of Species. The landscape plan shall not contain more than thirty-three (33) percent of any single plant species. Landscape plans including fewer than 15 required plantings shall be exempt from this requirement. (3) Prohibited Invasive Species. The following species are considered invasive in Western Michigan and shall be prohibited, and shall not count towards landscape requirements if they are existing on a property: St. Joseph Charter Township Zoning Ordinance 111 Recommended by Planning Commission �Botanical Name Common Name Acer Ginnala Amur Maple Elaeagnus Umbellata Autumn Olive Robinia Spp. Black Locust Acer Negundo Box Elder Pyrus Calleryana Bradford/Callery Pear Rhamnus Cathartica Common Buckthorn Phragmites australis Common Reed Butomus umbellatus Flowering Rush Alliaria petiolata Garlic Mustard Polygonum sahalinensis (Fallopia sachalinensis) Giant Knotweed Rhamnus Frangula Glossy Buckthorn Berberis Thunbergii Japanese Barberry Fallopia japonica Japanese Knotweed Populus nigra var. italica Lombardy Poplar Rosa Multiflora Multiflora Rose Acer platanoides Norway Maple Lythrum salicaria Purple Loosestrife Elaeagnus Angustifolia Russian Olive Centaurea Biebersteinii Spotted Knapweed Ailanthus Altissima Tree of Heaven (C) Minimum Plant Requirements. (1) Minimum Size at Planting. All plantings must be the following minimum sizes at installation, to maximize the chances of long-term health and vitality. Minimum Plant Size Where Measured Canopy/Shade Trees 2.5 in. caliper 6 inches above grade Ornamental Trees 2.0 in. caliper 6 inches above grade 5.0 ft. height Highest Point, including Leaves or Flowers 3.0 ft. height Highest Point, including Leaves or Flowers Plant Material Evergreen Trees Shrubs (2) Minimum Spacing. All plantings must be spaced the following distances apart at planting, in order to ensure sufficient space for long-term growth. The approving authority may permit reduced spacing in order to achieve required screening, provided the viability of the plant is not compromised. Plant Material Spacing on Center (ft.) Canopy/Shade Trees 35 ft. Ornamental Trees 15 ft. Evergreen Trees 15 ft. Shrubs 3 ft. St. Joseph Charter Township Zoning Ordinance 112 Recommended by Planning Commission �(D) Lawn Grass Requirements. Lawn grasses shall be planted in species normally grown as permanent lawns in the St. Joseph Charter Township area. (1) Generally, grasses may be plugged, sprigged, seeded or sodded. When complete sodding or seeding is not used, nursery grass seed shall be sown and mulched for immediate protection until permanent coverage is achieved. Grass sod and seed shall be free of weeds and noxious pests or disease. (2) In swales and other areas susceptible to erosion, rolled sod, erosion reducing net or suitable mulch shall be used, and shall be staked where necessary for stabilization. Section 14.06 Required Landscaping The table below shows the required landscape installations by Zoning District. Additional standards for each type of landscaping are included in Section 14.07. R-1, R-2, R-3, (A) R-4 B-1, B-2, I-1, I-2 Design Requirements 1 per 40 feet of street frontage (C) 1 per 40 feet of street frontage 1 per 40 feet of street frontage Section 14.07.A Number of Trees No Requirement 1 per 1800 sf of pavement 1 per 1800 sf of pavement Minimum Area Per Island No Requirement 150 sf 150 sf Minimum Area of Perimeter Landscaping No Requirement 1 sf of landscaping per 20 sf of pavement 1 sf of landscaping per 20 sf of pavement At least 40% of required trees must be planted in islands, with a maximum of 2 trees per island. At least 40% of required trees must be planted in islands, with a maximum of 2 trees per island. Street Trees Parking Lot (B) Trees N/A 1 shade tree and 1 ornamental tree are required per 100 feet of parking lot perimeter, and must be planted within 25 feet of the parking lot, in a configuration that shades the parking lot effectively. Any additional required trees must be planted within 50 feet of the parking lot St. Joseph Charter Township Zoning Ordinance 113 1 shade tree and 1 ornamental tree are required per 100 feet of parking lot perimeter, and must be planted within 25 feet of the parking lot, in a configuration that shades the parking lot effectively. Section 14.07.B Any additional required trees must be planted within 50 feet of the parking lot Recommended by Planning Commission �Shrubs Residential Buffer No Requirement 10 per 100 feet of parking lot perimeter, planted within 25 feet of the parking lot. 10 per 100 feet of parking lot perimeter, planted within 25 feet of the parking lot. Required for NonResidential Uses adjacent to Residential Uses Required adjacent to all Residential Uses Required adjacent to all Residential Uses Section 14.07.C Footnotes to Table 14.06: (A) Non-residential uses in the R-1, R-2, or R-3 Districts shall be subject to the requirements for the B-1, B-2, I-1, and I-2 Districts. (B) Landscaping requirements shall be based on the square footage of all parking lot pavement, including pervious pavement. (C) The construction of an individual single family home shall not trigger the street tree requirement. However, constructing a neighborhood of single family homes (such as a plat, site condominium, or planned unit development) shall trigger the requirement. Additionally, any use requiring site plan approval in the R-1, R-2, or R-3 districts must meet the street tree requirement. Section 14.07 Landscape Design Requirements (A) Street Trees. (1) Location. If approved by the Berrien County Road Department, street trees shall be located within the public right-of-way. If not approved by the Road Department, street trees shall be located within 15 feet of the front lot line, on private property. (2) When Power Lines are Present. If power lines are present within the required street tree area described in Subsection 1, the trees must be ornamental trees with a maximum height of 24 feet. (B) Parking Lot Lansdscaping. (1) Islands. Landscape islands shall be provided to reduce the urban heat island effect by providing shade, grant visual relief to expanses of parking, and contribute to the orderly circulation of motor vehicle and pedestrian traffic. (a) Dimensions: (i) Minimum Area: 150 square feet (ii) Minimum Width: At least 7 feet wide. (2) Curbs: Parking lots shall not be required to have curbs. However, if a lot does not have curbs, it shall meet the following requirements: (a) Bumper blocks must be provided at the ends of any parking spaces. (b) The ground cover and plantings adjacent to the pavement must be designed to thrive, given the anticipated sheet draining from the adjacent parking lot. St. Joseph Charter Township Zoning Ordinance 114 Recommended by Planning Commission �(3) Ground Cover: Landscape islands may be covered with the following. However, some options will trigger additional requirements, as described below. (a) Grass/Lawn: If this option is chosen, at least 10 percent of the island must be a mulch planting bed featuring flowers or flowering shrubs. (b) Mulch: If this option is chosen, at least 1 shrub per 50 square feet must be planted on the island. The applicant may instead propose an arrangement of flowers, which may be substituted for the shrubs if approved by the approvign authority. (4) Between Parking Lot and Right-of-Way. If there is no building between the parking lot and a public right-of-way, the area between the right-of-way line and the parking lot must contain landscaping. Street trees placed in this area shall count towards both the street treet requirement and the parking lot perimeter requirement. (C) Residential Buffer Options. When buffering is required under Section 14.06, one of the following options must be chosen to meet the buffering requirement. (1) Wall. Screening walls must be at least 6 feet in height and solid/opaque in design. They must be constructed of masonry, brick, wood, or vinyl. (2) Berm. Berms used as residential buffering must include plantings designed to screen the residential use from the non-residential use or parking lot as a buffer area and shall meet the following requirements: (a) Berm slopes shall not exceed a four to one (4:1) horizontal to vertical ratio, with a top width of at least one-half (½) the berm height, and a maximum height of three (3) feet above the base of the berm. (b) Berm slopes shall be stabilized with a ground cover or suitable vegetation and properly located outside of clear vision areas. (c) When constructed, berms shall be maintained in good condition existing healthy vegetation designated for preservation. (D) Evergreen Screen. An evergreen screen shall consist of a staggered double-row of evergreen trees, forming a complete screen as viewed from the residential property, up to a height of 6 feet at planting. (E) Landscape Buffer Area. Berms used as residential buffering must include plantings designed to screen the residential use from the non-residential use or parking lot, and shall meet the following: (a) The buffer area must be at least 40 feet wide and must extend along the entire lot line. (b) The buffer area must include at least one tree per 500 square feet of landscape area. (c) The buffer area must include at least four shrubs per 500 square feet of landscape area. (d) The buffer area must be designed to replicate a natural arrangement of plantings, and must be designed so that the plantings will thrive. (F) Preserved Woodlands. A “Preserved Woodlands” shall be defined as an area with the following characteristics: (a) A minimum 50 feet wide extending along the entire property line abutting the residential property. (b) Fully screen the non-residential use or parking lot from the residential use to the top of the second story. St. Joseph Charter Township Zoning Ordinance 115 Recommended by Planning Commission �(c) At least 90% of existing trees over 6 inches in Diameter Breast Height (DBH) must be retained within the Preserved Woodlands areas. Section 14.08 General Regulations (A) Setback from Right-of-Way. All landscaping, on all lots, must be set back at least three feet from right-ofway lines. No private entity shall plant landscaping within a public right-of-way. Required street trees shall be exempt from this requirement. (B) Required Vegetation. All areas not covered by buildings, parking areas, driveways, walkways, pedestrian plazas or other pedestrian-oriented impervious surfaces or water surfaces shall be planted with living vegetation, including canopy trees, shrubbery and ground covers. (C) Stabilization. All landscape planting areas shall be stabilized and maintained with seed, sod, ground covers, mulches or other approved materials to prevent soil erosion and allow rainwater infiltration. (D) Planting Beds. Bark used as mulch shall be maintained at a minimum depth of 2 inches. Mulch shall be spread in a manner that avoids soil compaction. (E) Edging: Planting beds shall be edged with plastic, metal, brick or stone in residential Zoning Districts and metal edging in all other Zoning Districts. (F) Timing of Planting. All required plant material shall be planted prior to issuance of a Certificate of Occupancy. In the event that the project is completed during a time of year when planting is impractical, a temporary Certifcate of Occupancy may be issued with a deadline for installing the required landscaping and obtaining a permanent Certificate of Occupancy. a performance guarantee in the amount of the remaining improvements may be required. (G) Completion of Improvements. Tree stakes, tree ties and tree wrap shall be removed after completion of the initial growing season. (H) Minimum Height of Branches Over Sidewalks: No branch hanging over a public sidewalk shall extend lower than 12 feet from grade. (I) Protections During Construction. During construction of any building or structure, appropriate guards shall be maintained around all existing trees that will be retained on the site following construction. (J) Use of Existing Vegetation in Lieu of Required Plantings. The Township may determine that existing vegetation is sufficient to meet the spirit of this Ordinance. even if it does not meet the letter of the specific regulations. In order for existing vegetation to be approved in lieu of landscaping requirements, the applicant must comply with the following: (1) The applicant must submit a tree survey, completed by a professional landscape architect or arborist, identifying trees over 6 inch caliper on the site. (2) Existing trees must have sufficient room for their root structures maintained both during construction and in the final design. Sufficient room shall be defined as the extent of the tree’s canopy (its “dripline”), or another area proposed by a registered landscape architect and approved by the Planning Commission. (3) When the site contains existing woodlots or groups of trees, this survey may indicate the general species of trees and break down the woodlot by general size of material within the woodlot, rather than inventorying every tree St. Joseph Charter Township Zoning Ordinance 116 Recommended by Planning Commission �(4) Existing vegetation used to comply with the requirements of this section must be kept in good condition. In the event that the plants die, they must be replaced by conforming plantings. (K) Clear Corner Vision. All landscaping in all zoning districts must allow clear corner vision for all street intersections and driveway entrances. landscaping must be less than three feet tall within a triangle formed by two points, each 20 feet away from the intersection of the right-of-way line and the driveway, and the line connecting them. St. Joseph Charter Township Zoning Ordinance 117 Recommended by Planning Commission � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context St-Joseph-Charter-Twp_Zoning-Ordinance_2021 Creator An entity primarily responsible for making the resource St. Joseph Charter Township Planning Commission, St. Joseph Charter Township, Berrien County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2021-07-19 Title A name given to the resource St. Joseph Charter Township Zoning Ordinance Description An account of the resource The St. Joseph Charter Township Zoning Ordinance was prepared by the St. Joseph Charter Township Planning Commission and made effective on July 19, 2021. Subject The topic of the resource Zoning--Michigan St. Joseph Charter Township (Mich.) Berrien County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/68c4861aface91c1e6ce2bcc92baf1a8.pdf d0bd1a813e743f5c9ab2b42fab7c122c PDF Text Text St. Joseph Charter Township, MI 2017 MASTER PLAN Approved by the Planning Commission June 6, 2017 Adopted by the Township Board July 10, 2017 BE R RI EN COUNTY ':-1 Full Service Community" �TABLE OF CONTENTS Chapter 1. Introduction .................................... 4 • What is a Master Plan? • Previous Planning Efforts • Creating the Master Plan Chapter2.CommunityProfile .......................... 8 • Setting and History • Physical Characteristics • Transportation and Mobility • Community Facilities • Demographics Chapter3.Goals,Objectives,andActions ..... 24 • Community Vision • Goals, Objectives, and Actions Chapter4.FutureLandUse............................. 28 • Future Land Use Designations • Future Land Use Map Chapter5.Implementation .............................. 34 • Use the Plan on a Regular Basis • Implementation Matrix • Review of Development Regulations • Potential Funding Sources Appendix A: Resources.............................................................41 Appendix B: Maps.................................................................... 41 Appendix C: Expenditures per Person Actual and Projected.........................................56 Appendix D: Illustrative Plan Example.................................58 Appendix E: Community Vision Document .......................60 St. Joseph Charter Township 2017 Master Plan Berrien County, Michigan Adopted July 10, 2017 Planning Commission Master Plan Steering Committee Jonathan Fisk , Chairman Michelle Alger , Vice-Chairman Ben Baker , Secretary James Hahn , Commissioner John Helsley , Commissioner Ray Matejczyk , Commissioner Cathy Matthews , Recording Secretary Tom Milnikel , Commissioner, Ex Michelle Alger, Denise Cook, Bruce Chapman, Mark Curtis, Tim Fenderbosch, Jonathan Fisk, James Hahn, Melissa Hahn, Jerr y Jones, Alissa McManus, Randy Reimers, Roger Seely, Bill Thomas Officio (Township Board Liason) Board of Trustees Roger Seely , Supervisor Denise Cook , Manager Patrice Rose , Clerk Dave Vonk , Treasurer Ed Meny , Trustee Ron Griffin , Trustee Melissa Hahn , Trustee Tom Milnikel , Trustee Prepared with assistance from: Wightman & Associates, Inc. 2303 Pipestone Road Benton Harbor, MI 49022 (269) 927-0100 www.wightman-assoc.com BE R RI - EN COUN T Y 'II Full Service Community" I I lliiil WIGHTMAN & ASSOCIATES, INC. ENGINEERING . SURVEYING . ARCHITECTURE 2 Table of Contents/ Acknowledgments St. Joseph Charter Township Master Plan �Transmittal Letter 3000 Washington Avenue / P.O. Box 147 / St. Joseph, MI 49085 / Phone: (269) 429-7703 / Web: www.sjct.org BE R R I EN CO UN TY 'ii Full Service Community" To the Citizens of St. Joseph Charter Township, The process of updating the Master Plan began with listening to you, the citizens of the Township. During the community engagement effort, several themes emerged. We heard what many believe: St. Joseph Charter Township is “a community of great beauty, service, and convenience”. We are justifiably proud of our community as a great place to live. The engagement process also revealed we believe our Township has some shortcomings. The physical features of the community, both natural and man-made, create barriers which separate the Township into sections. By addressing those barriers, the identity of the Township can be strengthened and greater social connections established, which will allow a community that is already a great place to live to become even better. Michigan law requires every municipality that provides zoning have a comprehensive land use plan, referred to as a Master Plan. That plan should be updated every five years to address changes and needs in the municipality. When it is finalized, this document will become the new St. Joseph Charter Township Master Plan. The plan provides justification for the Township Zoning Ordinance while addressing the needs identified through the community engagement efforts. The Implementation Matrix in the Master Plan contains steps which, when achieved, will lead to continued improvements in the outstanding quality of life already afforded our residents. Our sincere thanks go to everyone who contributed to this effort. This document will serve as a guide to future development. The Master Plan contains reasonable and attainable goals. While some goals will require more time and effort than others, once they are achieved the Township will be on the path to more fully realizing, “a community of healthy living opportunity connected to nature”. Sincerely, Denise Cook, Manager St. Joseph Charter Township Roger Seely, Supervisor St. Joseph Charter Township St. Joseph Charter Township Master Plan Jonathan Fisk, Chair Planning Commission St. Joseph Charter Township Patrice Rose, Clerk St. Joseph Charter Township Transmittal Letter 3 �CHAPTER 1. INTRODUCTION WHAT IS A MASTER PLAN? Purposes of the Master Plan A common question is, what is a Master Plan? And even more specifically, what is the role of the Township’s Master Plan? This Plan serves many functions and can be used in a variety of ways, but its usefulness is determined by the willingness of the Township and others to actively support and implement its vision and goals. In general, the Master Plan sets a course for future development, reinvestment, and growth within St. Joseph Charter Township. It represents a shared vision about what the community is, what its residents value, and what the community desires it to become. The Master Plan is an “umbrella document,” and brings together plans and studies from other agencies, highlights goals and objectives based on the analysis of strengths and weaknesses, presents a coordinated long-range approach, and provides the framework and basis for sound decision making. • The Master Plan is a general statement of the Township’s vision, goals, and policies. It provides a comprehensive view of the community’s desires for the future. • The Plan aids in daily land use decision making. The vision and goals outlined in the Plan are intended to guide the Planning Commission and the Township Board in their deliberations on zoning, capital improvements, and other related matters. • This Master Plan establishes the basis for the zoning ordinance, parks and recreation, capital improvements, land use policies, and other implementation tools. • The Plan provides continuity across time, and allows successive leadership a common framework for addressing land-use issues. In turn, the community and others will have advance knowledge of its intentions. • The Master Plan provides a framework to coordinate public improvements and private developments by creating development patterns that are orderly, rational, and provide the greatest benefit for all while avoiding conflicts between land uses. Overall, the St. Joseph Charter Township Master Plan intends to establish clear direction and expectations for the Township and meet the requirements established by the Michigan Planning Enabling Act of 2008. Right: St. Joseph Charter Township Hall located at 3000 Washington Avenue 4 Chapter 1. Introduction St. Joseph Charter Township Master Plan �Relationship to Zoning Keeping the Plan Current The Master Plan is the long range planning document upon which planning and zoning decisions are based, including creating and amending the Township Zoning Ordinance. Although the Master Plan is a policy document and does not have the force of law, it is the basis of the Zoning Ordinance and Zoning Map. Fulfilling the vision outlined in the Plan will not occur overnight. The Master Plan provides a sense of direction for the present and is a guide for the future. Understanding this, the Plan should not be rigidly administered; changing conditions that can affect its original intentions should be acknowledged and addressed. The Master Plan is the document that lays out the Township’s future, while the Zoning Ordinance provides the day-to-day regulations for land use. Therefore, the land use designations on the Future Land Use Map may not directly correlate with the zoning districts or existing uses. However, the Master Plan reflects the community’s long range desires for land development, so as land uses and market demands change, it is expected future re-zonings will be made to conform to the Master Plan. A plan that is not referenced on a continual basis, or one that is outdated, can weaken decisions. Over time, goals may be achieved and new ones needed, or individual zoning decisions may change the direction of development in a certain part of the Township. Where decisions lead to land use approvals contrary to the Plan, it should be amended to reflect these changes. The areas delineated on the Future Land Use Map are called “land use designations” and are different from zoning districts on the Zoning Map. It is important to note their differences: the land use designation is the desired long range land use, whereas the zoning district dictates what can happen now. Chapter 4 includes descriptions of the proposed future land uses and how they correlate with current zoning districts. This can be used to determine how the Zoning Ordinance can be amended to implement the recommendations of this Master Plan. St. Joseph Charter Township Master Plan The Michigan Planning Enabling Act requires the Planning Commission to prepare an annual report to the Township Board concerning its operations and the status of planning activities. As a part of this report, a meeting should be held to review the Master Plan ensuring changes are taken into consideration and amendments are made to keep it current and consistent with Township philosophies. Furthermore, the Planning Commission should periodically solicit public opinion about the Master Plan using surveys, public meetings, or other means to engage the community. The Planning Act also requires review of the Master Plan at least every five years to determine whether amendments are needed, or if the process for a new Master Plan should be started. An annual review will not only fulfill this requirement but also ensure the Master Plan remains a relevant and useful document. PREVIOUS PLANNING EFFORTS Community Planning History St. Joseph Charter Township has engaged in land use planning and policymaking for over 40 years. The first Comprehensive Plan was completed in cooperation with the Village of Shoreham in 1973. It was revised and updated in 1982, 1993, and 2007. The Comprehensive Plan was updated as changes occurred in the demographics, economy, and as the Township entered different phases of growth and evolution. Historically, the Township has sought to preserve its rural and residential character. Previous master plan policies focused on promoting open space, single family residences, expanding thoroughfare capacity, and insulating residential land uses from conflicting commercial developments. Today, the community is experiencing pressure from social and economic changes including limited population growth, an aging population, and rising costs to provide existing or new services. Few developable parcels remain with many constrained by their size, shape, and location. Changing preferences include the demand from both young and old for more compact, connected, and amenity-focused environments. The desire for these types of environments are driving the relocation of people, jobs, and ultimately prosperity. Chapter 1. Introduction 5 �Local and Regional Plans In addition to the previous Comprehensive Plan, this planning effort reviewed and builds upon a number of other documents such as: Berrien County Master Plan (2015) This plan provides overall guidance in managing the growth, preservation, and development of the County, much of which is carried out by local governments. St. Joseph Charter Township Parks and Recreation Plan (2014) This plan provides a guide for future park and recreation planning in the Township through 2018. It includes an inventory of all recreational assets along with goals, objectives, and actions for the future. Southwest Michigan Non-Motorized Transportation Plan (2011) This plan provides a non-motorized transportation vision for southwest Michigan advocating collobaration, coordinated funding, and connectivity between communities. Others Plans Include: • What Moves You, TwinCATS? 2013-2040 Long Range Transportation Plan • Development Program for Hollywood Road: St. Joseph Charter & Royalton Townships (2008) • Moving Forward: A Plan for Public Transit in Berrien County (2014) • Low Impact Development Manual for Michigan • Comprehensive Economic Development Strategy (2013) • • City of St. Joseph Master Plan (2015) City of Benton Harbor Master Plan (2011) • Village of Shoreham Master Plan (2009) CREATING THE MASTER PLAN A collaborative effort, the Master Plan process began in 2014 and was developed with the input and support of many citizens as well as members of the Township Board, Planning Commission, staff, and advisors. The planning process included the following general steps: Right: Information Gathering at Riverview Park. Far Right: Public Workshop at the Township Hall. 6 Chapter 1. Introduction St. Joseph Charter Township Master Plan �Phase1–ProjectStart-Upand Community Engagement • Initiate Master Planning process and develop a scheduled work plan • Establish a steering committee with a mix of Township staff, residents, and consultants • Discuss issues, opportunities, trends, and community values via community workshop and various steering committee meetings Phase2–StudyandAnalysis • Conduct data gathering and research • Continue to meet with the steering committee members to refine the community’s vision and goals • Gather input and feedback from the community via publicized information gathering booths as well as a graphic preference survey • Present the culminating St. Joseph Charter Township Community Vision document and make it available on the Township website Common Themes Throughout the planning process several overriding themes emerged: 1. Predominantly a bedroom community, the Township is an established, stable, and attractive place to live. The neighborhood character will be preserved and enhanced; and the natural environment protected and better integrated into the community. 2. Township land is nearly 100% occupied. Future growth will be within infill and redevelopment opportunities and in certain areas with increased density where appropriate. 3. Projected population within the Township and County predict minimal growth. An aging population will desire to age in place with appropriate housing options, convenient access to goods, services, and entertainment. Places with a mix of uses that are distinctive and contribute to the community’s overall vitality are preferred. Phase 3 – Master Plan Documentation4. A wider range of housing options, both existing and new construction, will be andAdoption encouraged. Places will be better connected; • Work with the Planning Commission and streets will create an attractive public realm, Township Board to refine goals, objectives, and more opportunities will be created to data gathering, and implementation strategies walk and bike. • Prepare and distribute a draft of the Plan 5. Future population growth is needed for sustainability. New household growth will • Hold a Public Hearing, leading to formal bring additional consumer spending and adoption and endorsement of the Master Plan improve economic sustainability for local government services and private business. St. Joseph Charter Township Master Plan 6. Cooperation with other communities, agencies, and regional job growth will aid in future economic sustainability. Job growth within easy commuting distances will provide opportunities for increased household incomes for existing and future residents. Plan Organization This Plan is organized by subject area. Each chapter, or “plan element”, contains relevant data (gathered from the census, other agencies, plans and documents), public input results, discussion of future trends, analysis, and recommendations. The Township’s vision and guiding statement are included along with goals, objectives, and actions to achieve and support the Future Land Use Plan. An implementation matrix provides project priority, timing, potential funding sources, and entities capable or responsible for implementation. With this understanding, Township officials seek the help and cooperation of its citizens and those interested in participating in realizing the vision set forth in this Plan. Chapter 1. Introduction 7 �CHAPTER 2. COMMUNITY PROFILE SETTING AND HISTORY Settlement and Early Days St. Joseph Charter Township is a community of approximately 10,000 people located on the east shore of Lake Michigan, almost directly across the lake, some sixty miles from Chicago. Situated in the northwest portion of Berrien County, it enjoys a high level of regional and national access due to the area’s airport, rail, and highway network. In 1675, Jacques Marquette, the first pioneer to set foot in Berrien County discovered the St. Joseph River during his expeditions to map the northern Mississippi River. As settlers located further inland, the river became their link to the outside world. The strategic importance of Southwestern Michigan to the early pioneers is emphasized by the struggle for its control. The old Fort St. Joseph at Niles was owned at various times by France, Spain, and England before it finally became a territory after the Revolutionary War. Besides Lake Michigan, its most significant natural features include the St. Joseph River and Hickory Creek which trisect the Township. The Township is neighbored to the north by the Cities of St. Joseph and Benton Harbor, to the east by Benton Township, to the southeast by Royalton Township, and to the south by Lincoln Township. Michigan Wisconsin The area serves as a hub for the rural districts and smaller adjacent communities. Nearby cities include Michigan City, Indiana; South Bend, Indiana; Kalamazoo, Michigan; and Holland, Michigan. The Township’s first permanent settler arrived in 1780 but it was another 50 years before true settlement began and the Township incorporated in 1832. In 1836, opening of the Territorial Road and improvements to the harbor increased travel between Detroit and Chicago. Beginning in 1885, the area began to develop its industrial potential which included primarily Foundry, Machinery, and Food Processing industries. St. Joseph Charter Township 50 Miles Right: Regional Setting and Location Map Berrien County Illinois 8 Chapter 2. CommunityProfile 100 Miles 150 Miles Ohio Indiana St. Joseph Charter Township Master Plan �Mid-Century Growth Organized in 1832, land in the Township was predominantly agricultural until the middle to late 20th century brought more growth as the automobile spurred construction of suburban and highway commercial development. Fair Plain, located in the northeast portion of the Township, followed a more “traditional” pattern of development with a gridded street network and identifiable center at the intersections of Napier and Colfax Avenues. Across the St. Joseph River, several natural and man-made corridors resulted in a more fragmented street network and predominantly residential land use. Commercial and industrial uses were located and spread out along Niles Avenue, Hilltop Road, and Lakeshore Drive (currently within the Village of Shoreham). Recent History Recent decades have continued to bring new development to the Township with many businesses and services locating closer to highways and the interstate. And while Township land is nearly built out there are some remaining developable areas. A number of industries are located in its Palladium Drive Business Park, and it seeks to attract more to increase the community’s tax base. Property is still available for residential growth but it is anticipated that redevelopment in certain areas aimed at providing a growing need for a variety of housing types will occur. Meanwhile, maintaining the Township’s reputation as a quality, upper-class bedroom community is important. St. Joseph Charter Township Master Plan PHYSICAL CHARACTERISTICS Land Use St. Joseph Charter Township has an area of nearly 7 square miles with a mix of land use and development types. Existing land use within the Township includes residential, commercial, industrial, recreation and open space, waterfront, community facilities (public/ semi-public), and some agricultural. The community enjoys several parks and natural spaces that provide residents with access to local amenities and a quiet, attractive quality of life. The existing land use pattern and future land use plan are to a great extent defined by major transportation and natural corridors. The St. Joseph River bisects the community into two halves - each predominantly residential but with the western half host to much of the Township’s industry and businesses. Interstate 94, Hickory Creek, and the railroad further separate areas in the western half of the Township. Natural Environment The area owes its existence, evolution, and present physical structure to the geological forces which shaped Michigan during the Ice Age. As the glaciers advanced and retreated, they left rolling topography and deposited an assortment of soils. Melting ice drenched the land with water which eroded the hills, filled depressions with silt, and cut new ravines as it ran off. The St. Joseph River became the main draining channel in the area emptying into Lake Michigan and establishing the site of the community. Most of Berrien County is in the St. Joseph River drainage basin. One of the larger drainage basins in Michigan, major tributaries to the St. Joseph River include Coldwater River, Prairie River, Pigeon River, Little Elkhart River, Elkhart River, Dowagiac River, and the Paw Paw River. The Township is near the 42nd parallel north, which is the circle of latitude 42 degrees north of the equatorial plane. At this latitude, the sun is visible for 15 hours, 15 minutes during the summer solstice and 9 hours, 7 minutes during the winter solstice. The climate of the area is influenced by the prevailing winds from the west which are cooled in summer and warmed in winter as they pass over Lake Michigan. The mean annual temperature for the county is fifty (50) degrees and the mean annual rainfall is thirty-nine (39) inches. This moderate climate contributes to its agricultural diversity and is ideal for fruit cultivation. It is also well known for attracting visitors to the extent that it has been a tourism destination since the late 1800s. The primary soil types identified in the Township can be found on the Soils Map (page 43). Soils within the Township are predominantly welldrained with moderately well-drained soils in the northwest and southwest corners. The poorly drained soils are mostly located in the flood plain areas of various creeks and the St. Joseph River. These areas are illustrated in the Flood Potential Map located in this chapter (page 11) and the Wetlands Map (page 44). Chapter 2. CommunityProfile 9 �I Legend Woodw ff Blu ard Parker May l I U ti c a eca Carrie Maple Locust Kevin Napier Broadmoor Lombard Russell Krolow Commonwealth Fairplain Lu Al Roncy Marral od Bluffwo Lincoln McLin Kim Marvin Dozer E I 94/Nile M an i t o u s dium Palla 4 Royal Crest Lonesome Pine 4 Cambridge Cambridge Maiden Arlington Kedzie K nox Celina EI9 Nash Meade Valley Estates E s ta t e s Ravine ey v ie w Tennis Lattimer WI9 y Eas Bluffwood Ansley Miller Vineland Ventnor Bluffwood Sheridan Clemens Old Hickory Commonwealth Elm Samuel il Tr a Washington Tanbark H ic C ko Hi re ry llv ek ie w a Marilyn Sa nd r Cleveland k on Garden Va ll ol i a gn r re es ho La k Wissing Maiden Grant Dozer Austin Meadow Wadena Carley Estates George Anthony Field Trebor n sei La w Valley Vie Churchill ga s Tucker Westwood C ir c l e Tra f al r ve Briarcliff le Ni Shoreham ey View Vall Acorn tview es Cr Chapter 2. CommunityProfile Trail Aurilla Nelson Lake Bluff Woodgate WIGHTMAN& A SSOCIATES, INC. Oakridge Jean Ann Hickory Heights Ma Data Sources: Wedgewood Fairlawn Aurilla Lake Michigan Ri Brown School Willow Vinewood Susan Shoreham N:RTV SELUM A. St. Joseph Charter Township Master Plan Berrien County GIS State of Michigan Geographic Data Library Karen Ri ve rb en d h ep os Yu Downey Jakway tJ in Sa Hanley M anor Delaware Brownway Jamesway Brenda a Bri stol Existing Land Use Map Cedar Cam elo t August a Ea Lo r r e st H ill s Lo r Hoover Hunter Brownway Spencer Fisk Lormar Harry Dell A r bor State Lynn An n Fo int Po gle Essex Viking Chippewa Lyola ca Point rside t Rive Poin Pi ne Hawthorne Gary Lynwood Lydia Brunn Railroad Dale Wagner Hilltop Village of Shoreham 10 Montezuma n Napier Township Boundary Roads Bradford Pontiac oc si Western Ottawa Blac k M /. I Parcels 131028 haw k Limited Industrial Shawnee Miami Onondaga Cayuga Royalton Heights 1111 1111 Community Facilities 1111 Recreation/Open Space 1111 Water Oriented i n Se - I. Automotive Oriented Commercial D r dso Win 1111 Low Density Residential 1111 High/Medium Residential 1111 Commercial ST. JOSEPH CHARTER TOWNSHIP MASTER PLAN St. Joseph Charter Township Master Plan �Legend Parker Ill Homes vulnerable to Flooding M ay ds Win 100 Year Floodplain or ( Lombard Commonwealth Elm il Tr a Washingto n Maple Celina Ked zie Kevin Napier Fricke Gerald Krolow Russ ell Marral Roncy Bluffw o Royalton Heights Lincoln McLin Meade Marvin WI9 y E as od Doze 4 EI9 M an i t o u P 4 EI9 r 4/N i le s i um all ad Cambridge M ai den Dell A r bor Ca mb ridge Arlington Royal Crest Lone some Pine Nash Knox Lattimer Ki m Estates E st a t e s Old Hickory Bluff wood Bluff wood Ansley Miller Clemens Locust r y vi e w Va l le Tenn is Carrie Tanbark H ic k Hi re ory llv ek ie w C ra M ar ily n Sa nd Cleveland k on G a rd en Wissing or e sh ke La Grant Sheridan Vineland Ventnor e D o ze r o lia s gn r ve ile Maiden Carley Estates George Anthony estview Cr Woo Heights C ir c le Austin Lake Bluff dgat e M e adow L w Valley Vi e O a kr i d g Tu cke r Westwood Field Trebor e in as N Trail Va lley C h u r ch i l l View ga Tr a f a l Ri H i cko r y Aurilla Wadena Briarcliff ve rb en d h ep Fairlawn Nelson O u te r Downey Brenda Jean Ann Valley Ma St. Joseph Charter Township Master Plan Wedgewood Aurilla Acorn Willow Vine wood Susan Brownway Jamesway os Karen J nt M anor August Jakway Ri Shoreham Shoreham Hoover Brownway ra Bri Brown School Lake Michigan Fairplain Samuel ra Ea Lo i Sa Yu e lo t Gary Spencer Lo H i ll s r e st P oi nt t Poin Fo rsi de L yn n An n Rive int Po e gl stol H a nl ey Viking C am Dale Lynwood Ly dia Lu Al State Wagner Hilltop Essex Cedar Harry Hunter Hawthorne 131028 Fisk Lormar ! Pine WIGHTMAN& A SSOCIATES, INC. Chippewa Napier Brunn Township Assessor Database Download 11/2/2016 FEMA Berrien County GIS State of Michigan Geographic Data Library Bra dfo rd Broadmoor Mont ezum a n ( Flood Potential Map Data Sources: Ottawa Lyola si Western Pontiac oc a c Railroad M Roads aw k ) Village of Shoreham Seneca Cayuga S haw n ee Miam i CJ Township Boundary U ti c a Onondaga ckh Parcels Bla ~ ~ uff Bl liv e O ST. JOSEPH CHARTER TOWNSHIP MASTER PLAN Chapter 2. CommunityProfile 11 �TRANSPORTATION AND MOBILITY Street and Highway Network A balanced, efficient, and well-connected transportation system provides access to goods, services, and community resources, and supports land use development through a variety of modes. The primary mode of transportation within the Township is the automobile but residents, visitors, and businesses are also served by a network of developing bicycle and pedestrian facilities, waterways, air, rail, and bus service. Roads within Michigan and across the country are categorized by the National Function Classification (NFC) System. The functional classification determines the type of traffic a street will carry and the level of access it requires to serve adjacent land uses. This hierarchy is related to the number of vehicles (traffic volume) a street is designed to accommodate. The NFC system classifies roads into the following categories: Transportation Planning and TwinCATS A metropolitan planning organization (MPO) is a transportation policy-making organization made up of representatives from local government and transportation authorities. The Southwest Michigan Planning Commission (SWMPC) is the designated MPO for the Benton Harbor/ St. Joseph urbanized area, also known as the Twin Cities Area Transportation Study (TwinCATS). TwinCATS develops and maintains the Long-Range Transportation Plan (LRTP) for the area and develops a Transportation Improvement Program (TIP) based on the goals of the LRTP. What Moves You, TwinCATS, 2040 Long Range Transportation Plan, approved in 2013, provides inventories of existing transportation systems, goals for improvement of these systems, and specific project recommendations. For more information about transportation-related issues, please refer to the aforementioned TwinCATS 2040 Long Range Transportation Plan. 12 Chapter 2. CommunityProfile RoadClassification PrincipalArterials These roads generally carry long distance, through-travel trips. They also provide access to important traffic generators, such as major airports or regional shopping centers. Examples include interstates, freeways, state routes between and within large cities. An example within the Township is Interstate 94. Minor Arterials These roads are similar in function to principal arterials, but shorter in length and serve lesser traffic generators. Minor arterials focus on regional connectivity and place more emphasis on land access. Examples within the Township include M-63/ Niles Road and Red Arrow Highway/ Lakeshore Drive (Business Loop 94). Collectors These roads provide more access to property than arterials and funnel traffic from residential and rural areas to arterial roads. Collectors in the Township include, among others, Napier Avenue, Colfax Avenue, Hilltop Road, and Cleveland Avenue. Local These roads provide access to property and homes and are not designed to accommodate high volumes of traffic. Examples include residential streets and lightly-traveled county roads. Local streets in the Township include, among others, Maiden Lane, Fair PlainAvenue, and Vineland Road. Among the roads in St. Joseph Charter Township, state routes such as Interstate 94 and M-63 are under the jurisdiction of the Michigan Department of Transportation. Primary and local roads are maintained by the Berrien County Road Commission with the State Motor Vehicle Highway Fund matched by Township funds. Access Management An effective way to improve the character and function of thoroughfares is through Access Management. Many of the existing driveways and parking areas serving commercial and office developments are not interconnected and serve only one parcel. By consolidating driveways and connecting destinations with shared access, the Township could improve safety, traffic flow, and aesthetics. The greatest benefit would come from implementing access management along major routes such as Niles Road, near major intersections, and as new construction or redevelopment site plans are reviewed. St. Joseph Charter Township Master Plan �Legend Road Classification . Interstate Highway County Road - Primary County Road - Local Paved County Road - Local Unpaved Napier I Village of Shoreham Local Roads Fairplain D Township Boundary Wester n Colfax Parcels Miam i /I State Highway D May Hoover Hilltop Railroad Jakway Washington Hawthorne N ile s tJ in Sa Thoroughfare Classification Map h ep os Ri H ic C ko re ry ek r ve Brown School 94 I .•• I I L 1 '--" Lincoln l BR ¦ ¨ § I -L ..- ~ Nelson I I J I ~1._ I I I I I r1 __JI Maiden A 131028 St. Joseph Charter Township Master Plan r ze Do 94 Data Sources: WIGHTMAN& A SSOCIATES, INC. 63 ¦ ¨ § jr~ Berrien County Road Commission Berrien County GIS State of Michigan Geographic Data Library L---1_ 9 : r-•-,-.--••" _,,4 i j I Vineland I Hollywood Cleveland Lake Michigan I Royalton Heights _,.,. Shoreham ' ST. JOSEPH CHARTER TOWNSHIP MASTER PLAN Chapter 2. CommunityProfile 13 �Pavement Conditions Non-Motorized Infrastructure Pavement Surface Evaluation Rating, or PASER, is a visual test of the surface condition of the road focused on pavement conditions prepared each year by the Southwest Michigan Planning Commission, Berrien County Representatives, and the Michigan Department of Transportation. PASER uses 10 separate ratings to evaluate the distress of pavement and groups the 10 ratings into three categories based upon the type of work that is required for each rating: Routine Maintenance (Good), Capital Preventative Maintenance (Fair), and Structural Improvement (Poor). The Transportation Asset Management Council (TAMC) utilizes the most current data available as of 2016. Where data was not available, the previous year’s data was used. As such, some improvements have been made and accuracy of the map is not guaranteed. The Township is committed to providing a variety of non-motorized transportation options to residents and visitors; and is well positioned to benefit from and support regional efforts to enhance pedestrian and bicycle facilities. Regional initiatives aimed at expanding and connecting non-motorized pathways include efforts by The Strategic Leadership Council Taxpayer Group, SWMPC, TwinCATS, and MDOT. Other Transportation Types Rail freight service, provided by CSX, runs north and south through the Township with Amtrak offering passenger service in the Cities of St. Joseph, New Buffalo, and Niles. The nearest commercial airports are located in South Bend, Indiana and Kalamazoo, Michigan with smaller general aviation airports in Benton Harbor, Watervliet, Berrien Springs, and Niles, Michigan. The Twin Cities area is also served by both commercial and recreational harbor facilities. Bus service is available through four separate public transit agencies within the County. Several transit focused studies have called for improved coordination and service. The Township should support these efforts and others as public transportation becomes increasingly important. 14 Chapter 2. CommunityProfile The Non-Motorized Infrastructure Map, shown right, includes existing and proposed routes within the Township. Locations for potential trail head and pedestrian crossings are illustrated to ensure improvements are coordinated. Within the Township, better pedestrian and bicycle facilities for recreation are very desirable and should be pursued in future planning efforts. Legend PASER - Road Condition 0 Most Current: - Poor Elvern ::::a: Fair N.:. ie.- Ave :::a:Good Ho<1'1<tAv Eloise Dr BRIDGE CONDITION - NBI: Q Fair e Good • Poor St.Joseph CharterTownship Source: Michigan TAMC, www.mcgi.state.mi.us/MITRP/Data/paserMap.aspx St. Joseph Charter Township Master Plan �I LEGEND E X ISTING BI K E FUTURE BI K E L A NE ✓ /I I I l L A NE E X ISTING NON-MOTO R I Z ED TR A IL f I FUTURE NON-MOTORIZED TR A IL I PROPOSED TR A IL 1111 I I I PA RKS ' . P A RCELS D TO W NSHIP BOUND A R Y V ILLAGE OF SHOREH AM RO A DS I ---+------+---- R A ILRO A D I I I Non-Motorized Infrastructure Map P¡PC 0 P¡TH 0 ~1MD) (20 I I I I I I Cedar I - . ,__ Hanl~ Vik1~ 1 Lake Michigan N:M ¡S. JCT. \ \ \ \ \ \ \ .. .----""!••\ ST • ..JCJIIEPH CHARTER TOWNSHIP NATURE TRAIL MAP 2003 SOUTHWEST MICHIGAN PLANNING CCJMMIBBCJCJN St. Joseph Charter Township Master Plan \ Chapter 2. CommunityProfile 15 ~ �COMMUNITY FACILITIES Recreational Facilities Public Works Department St. Joseph Charter Township offers a wide variety of services and facilities to its residents and businesses. Additionally, community facilities provided by entities other than the Township, such as schools, utilities, and healthcare facilities, play an important role in the lives of citizens. The quality, availability, and cost of these services impact growth and redevelopment in the Township as well as quality of life. A map showing the locations of community services and critical facilities in the Township can be found in this chapter. In January, 2014, the St. Joseph Charter Township Parks and Recreation Committee updated the Park and Recreation Master Plan for the Township. An inventory of these existing facilities can be found within the document available at the Township Hall; their locations are illustrated on the Community Facilities Map. The Township’s public works department is located at Eaton Park. This department’s primary areas of responsibility consist of sewer maintenance, parks maintenance and construction, and upkeep on the Township’s buildings and grounds. Road maintenance is provided by the Berrien County Road Commission, except for the state highways, which are maintained by the State Highway Commission. Township Hall All Township governmental and business functions take place at the six thousand (6,000) square foot facility located on approximately ten (10) acres at 3000 Washington Avenue. This building includes a meeting room complex, presently meets all requirements, and is anticipated to do so for the foreseeable future. Schools The educational facilities and school systems which serve the residents are vital factors in the growth and development of the Township. The community is served by the St. Joseph Public Schools, Benton Harbor Area Schools, Berrien County Intermediate School District, Lakeshore Public Schools, and various Parochial Schools. 16 Chapter 2. CommunityProfile Fire Protection The Township has two fire stations with one located on each side of the river. Built in 1989, Fire Station No. 1 was constructed on the premises of the Township Hall. In 2009, Fire Station No. 2 was constructed in Fair Plain near the Napier and Colfax Avenue intersection. At the time this document was prepared, the St. Joseph Charter Township Fire Department consists of twenty (20) volunteer firemen, including two chiefs. The high quality of their training, equipment, a municipal water supply, and four (4) fire trucks, allows the Township to maintain a good fire insurance rating. Solid Waste Curb side refuse service is provided for residences by the Township through a contractual arrangement with a private hauler. Commercial and industrial customers have to contract individually for waste collection. St. Joseph Charter Township is a member of the Northwest Berrien County Sanitary Authority. Police Protection The Township Police Department is located on the premises of the Township Hall. At the time this document was prepared, it was staffed by eleven (11) full-time officers, including the chief, three (3) part-time officers, with five (5) squad cars being used on a regular basis. These officers and support staff provide around the clock service and protection for the Township. St. Joseph Charter Township Master Plan �Legend Township Hall & Police Department * # Fire Station Q Department of Public Works Tr ail Carrie Kevin McLin Maiden Shawnee Napier Lombard Krolow Russell Marral Roncy Lu Al Bluffwo 4 Royal Crest Lonesome Pine Dell Arbor Cambridge Do Lincoln Kim Cambridge r ze dium Palla Arlington Maple E Nash I 94 od E I 94/N iles M an it ou WI9 y Eas Meade ra Celina Kedzie K nox Locust r Estates E s ta te s ie w e yv Va ll Tennis Ravine Wissing re es ho La k o li a gn Ventnor Marvin Dozer Maiden Vineland Old Hickory Trebor Meadow Lattimer Clemens Royalton Heights Washington Tanbark H ic C ko Hi re ry llv ek ie w Sa nd Cleveland Ma rilyn s k on r ve le Ni Austin a Carley Estates Bluffwood Bluffwood Ansley Miller Wadena George Anthony Field Grant Sheridan C ir c l e Tra f al g ein Las w Valley Vie tview es Cr St. Joseph Charter Township Master Plan Tucker Westwood Valley ey View Vall Acorn Churchill Lake Bluff Woodgate WIGHTMAN& A SSOCIATES, INC. Trail Aurilla Nelson Ma I_ _ I Oakridge Jean Ann Heights Lake Michigan Berrien County GIS State of Michigan Geographic Data Library Southwest Michigan Planning Commission Township Assessor Database Download 11/2/2016 Wedgewood Fairlawn Aurilla Briarcliff Jakway Ri Brown School Shoreham Data Sources: Willow Hickory Downey Ri ve rb en d Vinewood Susan Delaware Brownway Jamesway h ep os Garden M anor Dale a tJ in Sa stol Karen Fairplain Samuel Lo r Bri Cam elo t Yu Shoreham Hoover Brenda a Ea t oin eP gl Essex Hawthorne Hanley Fisk Lormar Gary August Spencer Lo r Fo r e s t Hi l l s Lynn An n Pi ne Railroad Point rside t Rive Poin Roads Commonwealth Lynwood Lydia Brunn Cedar Commonwealth Elm Wagner Hilltop Village of Shoreham Viking Harry Hunter Township Boundary Community Facilities Map Chippewa Lyola Montezuma n Bradford Napier State Parcels Western Pontiac Miami Blac k si Cayuga Ottawa ( Recreation/Open Space 131028 haw k ) Cemetery or eca Senior Living Community n Se i ï ca Church oc î (, U ti c a Onondaga M School May ds Win * ) k ff Woodw ard Blu Parker ST. JOSEPH CHARTER TOWNSHIP MASTER PLAN Chapter 2. CommunityProfile 17 �Sanitary Sewers Municipal Water The Township collection system began service in 1975 and consists of approximately fifty-two (52) miles of 8”-12” internal diameter clay, steel, or PVC pipe and twelve (12) lift stations. The lift stations are all factory-built, steel drywell, concrete well-type with capacities ranging from 100 GPM to 1000 GPM. Maintenance on the system is provided by the Township. The collection system is owned by the Township. Municipal water service for the Township is contracted from the City of St. Joseph for District 1 and 2. The majority of the distribution system was constructed in 1971 and is the property of the Township, with operation, maintenance and water treatment/ supply provided by the City of St. Joseph. In 2012, the Hickory Creek Interceptor Sewer repair project lined approximately six (6) miles of deteriorating corrugated metal sewer. The interceptor includes sixteen (16) metering stations and was completed in conjunction with Royalton and Lincoln Townships. The Township is one of three member communities of the Southwest Michigan Regional Sanitary Sewer and Water Authority, which owns, and manages the Interceptor and Lift Station that pumps to the Treatment Plant. The service area includes the entire Township, with the area north and east of the St. Joseph River designated as District 1, and the area south and west of the river designated as District 2. All of this wastewater is treated and disposed of by the Benton Harbor/ St. Joseph Joint Sewage Treatment Plant. The Benton Harbor/ St. Joseph Joint Sewage Treatment Plant is owned by the two cities, with St. Joseph Charter Township and other area municipalities contracted for treatment services. The plant is an activated sludge type with separate anaerobic sludge digestion, chemical treatment for phosphorous removal, and sludge dewatering by vacuum filtration. 18 Chapter 2. CommunityProfile Municipal water is available throughout the entire Township, with adequate pressure being supplied by pumping stations and two elevated storage tanks. It is anticipated that some maintenance to the distribution system will be necessary given its age. The distribution system is owned by the Township and the pumping stations/elevated tanks owned by the Authority. Stormwater Infrastructure Stormwater infrastructure within Michigan Townships is not commonly owned or operated by the Township but rather under the jurisdiction of the County Drain Commissioner, County Road Commission, or private entity with regulatory oversight at the State or Federal level. The Township’s need or desire to alter this common arrangement will depend on its growth strategies or desire to accommodate development as it would likely result in assuming responsibility for the stormwater infrastructure. Instead, the Township should continue to actively dialogue and engage within the existing framework as much as possible to realize its goals and objectives. Electrical and Natural Gas Services Indiana-Michigan Power provides electricity services to the Township and its residents. With Cook Nuclear Plant in Lake Charter Township, electrical energy continues to be in good supply in the foreseeable future. Michigan Gas Utilities provides natural gas services virtually throughout the Township and supply is considered adequate to meet demands. SAW Grant Commonly known as the SAW grant, the Stormwater, Asset Management, Wastewater Grant is a program for the Township to inventory and assess their sanitary and stormwater sewer systems. Asset management plans will evaluate the system, analyze funding and costs and establish a framework for the Township to regularly maintain and repair infrastructure. A Geographic Information System (GIS) will be established, using the inventory and assessment data, for the Township. This will provide a tool to sustain, reference, and manage utility information in the future. The State grant was awarded in conjunction with the Southwest Michigan Regional Sanitary Sewer & Water Authority. Members include St. Joseph Charter Township, Lincoln Charter Township, and Royalton Township. Awarded in fiscal year 2017, it is to be completed within three years. Next steps include a full inventory of the sanitary sewer assets and assessment of those assets including manhole structures, sewer pipes, and lift stations. St. Joseph Charter Township Master Plan �DEMOGRAPHICS The following section describes the population and socioeconomic statistics, housing, and travel trends of St. Joseph Charter Township. Population Based on data published by the U.S. Census Bureau, there were 10,028 people living in the Township in 2010; a decrease of 14 people from the population recording in 2000. Table 1 presents the population trends from 1970 to 2010, and includes projections through 2050 for St. Joseph Charter Township, Berrien County, and the State of Michigan. Table1-PopulationTrendsandProjections 1970 1980 1990 2000 2010 2020 2030 2040 2050 St. Joseph Charter Township Berrien County State of Michigan 9,613 9,961 9,613 10,042 10,028 10,125 10,216 10,307 10,398 164,191 171,276 161,415 162,453 156,813 158,489 158,922 160,184 161,238 8,881,826 9,262,078 9,295,297 9,938,444 9,883,640 10,695,993 10,694,172 11,077,809 11,395,423 Berrien County’s population declined sharply by almost 10,000 people between 1980 and 1990. While the population rose slightly in the 1990’s, the number of people dipped again by 2010. A very slight increase is projected moving forward. According to the 2015 Berrien County Master Plan, when population trends are analyzed at the municipal level, the data shows population swings throughout the county with hot spots of population explosions, areas of slight increases, and others in decline. Most significantly, the village and urban landscapes in the northern portion St. Joseph Charter Township Master Plan of the county decreased in population while the surrounding rural areas increased, indicating a sprawling pattern of population growth. Similarly, the City of St. Joseph Master Plan, completed in 2015, indicated a declining population projection for the urbanized area which includes St. Joseph Charter Township and the cities of St. Joseph and Benton Harbor. Although there is no way to predict the population growth with certainty, it is important to consider these forecasts while developing public policy and land use regulations. Because St. Joseph Charter Township is nearly builtout, its best hope is a slight increase in population if current land use and development patterns continue. Much will depend on other factors such as the economy, enhancements that build on the community’s character and its assets, and the demand for infill and redevelopment. Age Distribution The age distribution of a community can be an important factor in identifying the social and economic trends as well as publics service needs. In St. Joseph Charter Township, the median age was 46.2 in 2010; an increase in 4.1 years from the recording in 2000. As shown in Table 2, the Township’s median age is higher than both the State of Michigan and Berrien County. Table2-MedianAge Median Age - 2000 Median Age - 2010 Change in Median Age St. Joseph Charter Township 42.1 46.2 4.1 Berrien County State of Michigan 37.4 41 3.6 35.5 38.9 3.4 Chapter 2. CommunityProfile 19 �While St. Joseph Charter Township is aging, between 2000 and 2010 the group with the highest growth rate was 85 years and older, followed closely by those 55-59 and 60-64 respectively. Table 3 describes the change in the percentage of the total population for each age group during that period. TableAge 3Distribution Age Range (Years) 0-4 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-59 60-64 65-74 75-84 85+ 2000 2010 534 638 804 618 279 983 1,645 1,601 588 518 953 705 176 510 540 691 639 358 939 1,158 1,681 819 699 987 697 310 Percent Change 2000-2010 -0.1% -4.5% -15.4% 3.4% 28.3% -4.5% -29.6% 5.0% 39.3% 34.9% 3.6% -1.1% 76.1% Source: US Census Bureau 2000, 2010 In addition to the Township, population trends for Berrien County and the US indicate an increasing senior population. Access to appropriate housing, goods and services, particularly health care, and transportation will be a growing concern. Another concern facing the Township is the loss of residents aged 20-44. This age group is typically comprised of young, educated professionals, and working families with children that support local districts. While all age groups are important to a community, the 20-44 age group can be seen as an indicator for vitality and overall health. Its loss is significant because it represents the prime years for family formation, which, in concert may translate into a decline of school-aged children. 20 Chapter 2. CommunityProfile Table4-HouseholdCharacteristics 2000 2010 Percent Change 2000-2010 Family households Households with individuals under 18 Households with individuals over 65 Households with householder living alone Total number of households 2,949 2,913 -1.2% 1,284 1,162 -9.5% 1,314 1,410 7.3% 1,013 1,050 3.7% 4,094 4,140 1.1% Average Household Size 2.45 2.42 -1.2% Source: US Census Bureau 2000, 2010 Table5-EconomicandEducationCharacteristics Median Household Income (In Dollars) Per Capita Income (In Dollars) % of Families in Poverty % with High School diploma or higher % with Bachelor’s degree or higher St. Joseph Charter Township 61,082 Berrien County State of Michigan 44,701 49,087 34,427 24,304 26,143 4.9% 17.7% 15.8% 95.6% 88.3% 89.3% 37.3% 24.8% 26.4% Source: American Community Survey, 2010-2015 St. Joseph Charter Township Master Plan �Household Characteristics The median value of an owner-occupied home according to the 2010-2015 American Community Survey estimates was $151,300. This is higher when compared to the median values for the County and State, which are $131,600 and $122,400 respectively. Between 2000 and 2010, the total number of households in St. Joseph Charter Township increased by about 1% while the average household size decreased (Table 4). This is consistent with trends as more people are remaining single and families tend to have fewer children. Approximately two thirds of the housing was built prior to 1969 (Table 7). Further related information can be found on the Residential Property Age Map (Page 46) and Residential Property Value Map (Page 47) The median household income in St. Joseph Charter Township is more than that of the State and Berrien County (Table 5). Educational attainment is greater in the Township while the percentage of the population that falls below the poverty level is lower when compared to the County and State. Housing in the Township is generally well maintained and the predominant housing type is detached single-family structures. As shown in Table 6, 3,642 units, or 88%, are owner-occupied housing with only 498, or 12%, being renter-occupied. TableAge 7ofHousingStock Table6-HousingUnitSummary St. Joseph Charter Township Number Total Housing Units Occupied Housing Units Owner-Occupied Renter-Occupied Vacant Housing Units For Rent Rented, Not Occupied For Sale Only Sold, Not Occupied For Seasonal Use All Other Vacant 4,434 4,140 3,642 498 294 39 5 69 11 96 74 Berrien County % Number 93.4% 88.0% 12.0% 6.6% 13.3% 1.7% 23.5% 3.7% 32.7% 25.2% 76,922 63,054 45,063 17,991 13,868 2,334 111 1,379 282 7,204 2,558 St. Joseph Charter Township Master Plan St. Joseph Charter Township State of Michigan % Number 82.0% 71.5% 28.5% 18.0% 16.8% 0.8% 9.9% 2.0% 51.9% 18.4% 4,532,233 3,872,508 2,793,342 1,079,166 659,725 141,687 6,684 77,080 17,978 263,071 153,225 % 85.4% 72.1% 27.9% 14.6% 21.5% 1.0% 11.7% 2.7% 39.9% 23.2% Year Built 1939 or earlier 1940 to 1949 1950 to 1959 1960 to1969 1970 to 1979 1980 to 1989 1990 to 1999 2000 to 2009 2010 or later Berrien County State of Michigan Number % Number % Number % 395 209 1,149 1,039 647 279 458 279 18 8.8% 4.7% 25.7% 23.2% 15.5% 6.2% 10.2% 6.2% 0.4% 13,752 6,591 12,899 11,173 10,204 6,724 7,922 7,259 286 17.9% 8.6% 16.8% 14.5% 13.3% 8.8% 10.3% 9.5% 0.4% 692,147 367,451 698,088 552,261 701,671 450,502 584,962 466,547 19,090 15.3 8.1% 15.4% 12.2% 15.5% 9.9% 12.9% 10.3% 0.4% Chapter 2. CommunityProfile 21 �Employment Conclusion A key driver affecting demographics is employment. People follow jobs. The Township like most parts of the country felt the economic impact of the Great Recession. The demographics of St. Joseph Charter Township follow the cyclical pattern of all communities. As a community develops younger people and their families move in to take advantage of housing and employment opportunities. Eventually, growth slows and the population ages. Older people then begin to “downsize” and relocate to alternative housing and younger people move into the homes being sold by empty nesters and seniors and the cycle begins again. An indicator of that impact is shown by considering data provided by the U.S. Census Bureau through the County Business Patterns report. The report shows the number of companies and employees in total and by employment sector. The following table provides information for three years. Shown are 2003 from the Pre-Recession period; 2010 at the generally agreed “bottom” of the Great Recession; and, 2014 during the Recovery period and the latest year for which data are available. The columns to the right illustrate the changes in employment that occurred between 2003 and 2010 as the economy slid into the Recession. The changes between 2010 and 2014 as the economy recovered and the latest year are shown. Also, the changes between 2003 and 2014 are listed to show the overall shift in the economy. While overall Berrien County had 475 fewer employers and 5,789 less employees in 2014 than in 2003 the recovery has been significant. Despite a continued loss of companies between 2010 and 2014, there were 3,849 more persons employed during that period. Looking at the individual employment sectors shows that not unlike most of the country, many of the jobs that were lost were in the manufacturing sector. Over eighty percent of the jobs lost were in that sector. However, manufacturing jobs account for one-third of all jobs restored since 2010. Three other employment sectors; administrative, educational services, and health care combine to restore another one-third of the jobs. The recovery, while not complete, does show a positive trend in creating jobs lost during the recession in Berrien County. 22 Chapter 2. CommunityProfile There is nothing in the demographics to suggest that the cyclical pattern will change. The Township is currently in a “transition” period. After growing during the post-World War II period the population “peaked” in 1980 and declined until 2010. The several decades will see modest growth as younger residents move in. Overall, during the coming years the Township will experience the following: • Very modest increase in population • More households but with slightly fewer persons per household reflecting a nation-wide trend • A population that is wealthier than average with fewer families in poverty • A better educated population with a greater percentage having completed a Bachelor’s degree or higher These trends will be driven by a continued growth of employment opportunities in the region and the achievement of the goals outlined in the Master Plan. As those goals are reached the overall quality of life in the Township will be maintained and improved resulting in a community that continues to be a great place to live. St. Joseph Charter Township Master Plan �Companies Employees 2003 to 2014 Employees 2003 to 2014 Companies 2003 to 2010 Employees 2003 to 2010 Companies 2014 Employees 2014 Companies 2010 Employees 2010 Change 2010 to 2010 to 2014 2014 Companies Total for all sectors Agriculture, forestry, fishing and hunting Mining, quarrying, and oil and gas extraction Utilities Construction Manufacturing Wholesale trade Retail trade Transportation and warehousing Information Finance and insurance Real estate and rental and leasing Professional, scientific, and technical services Management of companies and enterprises Administrative/Support/Waste management/ Remediation services Educational services Health care and social assistance Arts, entertainment, and recreation Accommodation and food services Other services (except public administration) Industries not classified 2003 Recovery Employees Employment Sectors 2003 Recession Companies Table 8 - Berrien County Business Patterns Pre-Recession 4,018 7 59,155 3,675 2 49,517 3,543 3 53,366 -343 -5 -9,638 -132 1 3,849 -475 -4 -5,789 9 75 7 86 6 -2 -1 -3 13 406 351 177 621 87 47 226 165 2,079 13,529 2,034 7,358 1,354 894 1,465 652 13 355 296 147 572 92 47 210 145 1,254 7,493 1,579 6,687 1,291 578 1,248 627 11 311 280 151 560 76 46 218 140 1,413 8,773 1,828 6,966 1,240 526 1,262 641 0 -51 -55 -30 -49 5 0 -16 -20 -825 -6,036 -455 -671 -63 -316 -217 -25 -2 -44 -16 4 -12 -16 -1 8 -5 159 1,280 249 279 -51 -52 14 14 -2 -95 -71 -26 -61 -11 -1 -8 -25 -666 -4,756 -206 -392 -114 -368 -203 -11 313 2,759 282 2,163 272 1,932 -31 -596 -10 -231 -41 -827 24 21 35 -3 14 11 173 2,880 165 2,660 185 3,009 -8 -220 20 349 12 129 28 393 73 392 2,227 8,409 919 5,384 31 391 70 391 2,379 8,816 852 5,470 27 389 66 370 2,720 9,144 853 5,348 3 -2 -3 -1 152 407 -67 86 -4 -2 -4 -21 341 328 1 -122 -1 -4 -7 -22 493 735 -66 -36 482 2,770 430 2,386 393 2,390 -52 -384 -37 4 -89 -380 31 8 4 -23 -4 -27 Source: US Census 2000, 2010, Berrien County Business Patterns St. Joseph Charter Township Master Plan Chapter 2. CommunityProfile 23 �CHAPTER 3. GOALS, OBJECTIVES, AND ACTIONS The goals, objectives, and actions in this chapter were created with citizen and stakeholder input collected throughout the master plan process. St. Joseph River, there is a natural beauty to be nurtured and cherished. However, while some commercial or retail services and amenities are within convenient proximity to residential areas, not all have the same level of access nor is that the intent. It was identified in the community engagement process that not all desire the same level of access or lifestyle. The St. Joseph Charter Township Community Vision document, completed in December 2015 and included in the appendix of this Master Plan, articulates a future vision for the Township. The emerging guiding statement is as follows: “A community of healthy living opportunity connected to nature.” What does “A community of healthy living opportunity connected to nature” mean? To the participants in the Township visioning effort, it means taking advantage of opportunities and overcoming obstacles. The opportunities and obstacles that currently exist are summarized as: • St. Joseph Charter Township is a community of great beauty, service and convenience. Predomintantly a bedroom community, the Township is as an attractive, stable, and desirable place to live offering a range of services and amenities; and with a location relative to Lake Michigan and featuring two natural waterways in Hickory Creek and the 24 Chapter 3. Goals, Objectives, & Actions • Effectively, recreational opportunities become identifiers and destinations within different areas and neighborhoods of the Township. Opportunity exists to further enhance and link these recreational assets to residential, commercial, and retail environments. As much as possible, pedestrian-friendly environments should be encouraged. It is a community with physical barriers that lacks a strong identity. Although defined by its connection to nature, healthy living, and relaxed and family-friendly lifestyle, the Township still lacks a consistent and identifiable environment. I-94, the St. Joseph River, and Hickory Creek represent both physical barriers and assets that, if breached and or enhanced, will help unify the comunity and establish a more cohesive identity and environment. Opportunities include creating or enhancing edges, gateways, and destinations, which celebrate the Township’s unique character and spirit with signage, landscape, lighting, and architectural features. The Township is a great place to live that could thrive with stronger social connections. Recreational opportunities within the Township are key amenities for residents and visitors. They help overcome barriers that exist within the Township, strengthen social connections, and reinforce the Township’s commitment to “a community of healthy living opportunity connected to nature.” Opportunities include identifying areas within the Township for increased choices regarding access or connectivity along with appropriate corresponding housing solutions. - Guiding Statement of the St. Joseph Charter Township Master Plan This statement represents the overarching goal to be realized throughout implementation of the Master Plan. • Considering each proceeding point yields goals which, when achieved, will result in taking advantage of opportunities and overcoming obstacles. The goals are in four categories: 1. 2. 3. 4. Community and Place Transportation and Connectivity Natural Areas Economic Development Each goal has associated with it an objective(s) detailing what is to be accomplished and the action(s) needed to be completed in order to achieve the stated objective. St. Joseph Charter Township Master Plan �COMMUNITY AND PLACE current and future residents expect. A key category is to promote and develop the sense of Community and Place in the Township. This would focus on the experience of the Township rather than its structure. This is sometimes dismissed as being solely esoteric. However, there are substantive positive impacts associated with the concept of Community and Place. The following goals and associated objectives and actions are designed to encourage a sense of Community and Place in St. Joseph Charter Township. Action 1.4: Maintain and rehabilitate the existing housing stock. This can include amending ordinances, enhanced code enforcement, adopting design guidelines for additions and renovations, and providing educational opportunities or resources. Goal 1: Encourage a variety of housing choices Goal 2: Preserve and enhance the identity of the Township. Younger people, while not fully rejecting the traditional American dream of a home in the suburbs with good schools and space for their children to play, do want “more”. Essentially, they want increased access to cultural, athletic, dining, and educational venues. Those are factors that directly influence their locational decisions in addition to more traditional factors. This is particularly true for those persons referred to as “Generation X” especially those at end of the cohort who are in their mid-thirties or earlyforties and some “Millennials” who are in their early thirties or late twenties. As the Township population ages, the natural migration is for older residents to seek alternative housing with the bulk of the existing housing stock being purchased by younger individuals. This is a population cycle that has repeated itself countless times. By promoting and developing the sense of Community and Place, St. Joseph Charter Township will maintain and enhance its attractiveness to the next generation of home buyers. This will ensure property values are supported resulting in tax revenues that allow the Township to continue to provide services that St. Joseph Charter Township Master Plan Objective: Maintain the core of single-family detached homes which forms the basis of the Township housing stock while encouraging the development of some other housing types. Referred to as the Missing Middle, these represent a range of multi-unit or clustered housing types compatible in scale with existing single-family homes that help meet the growing demand for walkable living. This will broaden the mix of housing stock and enhance the attractiveness of the Township to future home buyers. Action 1.1: Develop a new Zoning Map reflecting the areas where mixed-use development is permitted. This can be done as an overlay district in defined or “floating” areas. Action 1.2: Review the Zoning Ordinance to determine if any existing regulations inhibit implementation and amend as necessary. Action 1.3: Promote housing types often referred to as Missing Middle Housing in advantageous locations within the Township and in particular to improve transitions between residential, commercial, and other development areas. Objective: Promote the character of the Township in a consistent and coherent manner. When entering or within the Township, a person should know they are in St. Joseph Charter Township. Action 2.1: Enhance gateways to the Township at I-94, Niles Road, Napier Avenue, Hilltop Road, and Cleveland Avenue which may include unique signage, landscape, and architectural features. Action 2.2: Provide activities and destinations unique to the Township for residents and visitors. Action 2.3: Inventory and document the unique elements of each neighborhood and ensure Zoning Ordinance requirements are appropriate to the desired characteristics. Action 2.4: Coordinate transportation and land use planning to ensure road improvements are done in a strategic way benefiting both users of the thoroughfare and adjacent development. Chapter 3. Goals, Objectives, & Actions 25 �TRANSPORTATION AND CONNECTIVITY Transportation should provide both internal and external connections. It should not be limited solely to motorized transportation. Goal 1: Provide safe, efficient, and connected transportation that serves multiple modes. Objective: Improve the network of trails, sidewalks, and streets that link Township neighborhoods, parks, and commercial areas. Goal 2: Preserve and enhance the identity of the Township Objective: Provide increased opportunities to extend the walkability between the Township and other areas. Action 2.1: Prioritize and implement projects identified in the Non-Motorized Infrastructure Map and continue to work with other agencies and local units of government to link nonmotorized infrastructure. Action 2.2: Complete, fund, and implement a wayfinding and signage plan. Objective: Improve east and west internal mobility within the Township. Action 2.3: Establish and/ or improve trail heads throughout the Township. Action 1.1: Develop a Capital Improvements Plan to prioritize projects and funding. Action 2.4: Reference the Sidewalk Inventory Map to prioritize and implement targeted sidewalk improvements, i.e. Maiden Lane, Napier Avenue, Hilltop Road, etc. Action 1.2: Integrate Complete Streets policies and or guidelines and coordinate with transportation planning agencies. Action 1.3: Improve intersections to promote walkability, bikeability, and aesthetics. Action 1.4: Coordinate with Berrien County Public Transportation and develop a bus rapid transit link along the Hollywood Road Corridor and the Niles Road Corridor. Action 2.5: Construct a pedestrian and/ or multi-modal bridge over the St. Joseph River. Action 2.6: Incorporate requirements for pedestrian, bicycle, and other low-speed vehicles pathways in neighborhoods and developments. NATURAL AREAS Key features in the Township such as Hickory Creek and the St. Joseph River represent an opportunity to achieve “a community of healthy living opportunity connected to nature.” Goal 1: Maintain, expand, and protect public access and connectivity to the natural features of the Township. Objective: Increase awareness, appreciation, and protection of natural features by improving access and providing additional activities that encourage use and where appropriate a healthy lifestyle through physical activities. Action 1.1: Continue to develop a Hickory Creek Trail with corresponding trail heads and crossings that inter-connect with others such as the Village of Stevensville, City of St. Joseph, and City of Benton Harbor Action 1.5: Establish a Park-and-Ride at I-94. Right: Walgreens Pharmacy located near the corner of Hilltop Road and Niles Road. Far Right: Knauf Park Entry Sign along Vineland Road. 26 Chapter 3. Goals, Objectives, & Actions St. Joseph Charter Township Master Plan �Action 1.2: Consider a Trail Feasibility Study to determine existing conditions, access and connections, type of trails, property acquisition and/or easement, community engagement and education, cost estimation, and inter-agency coordination. ECONOMIC DEVELOPMENT Action 1.3: Improve wayfinding and access to existing park and recreational areas. Goal 1: Provide additional access to goods and services at key locations within the Township. Action 1.4: Launch an initiative to ensure that residents live within the desired 20-minute walk to natural areas. Action 1.5: Consider amending the Zoning Map (zoned residential today) for conservation, preservation, and enhancement of natural areas, wetlands, etc. Action 1.6: Promote green infrastructure and storm water management in conjunction with the Berrien County Master Plan and Low Impact Development Manual for Michigan. While the Township is nearing build-out, there are some limited sites available for development. In addition, there is the potential to in-fill in existing areas. Objective: Make opportunities available for residents to have access within a 20-minute walkable distance. Action 1.1: Identify locations for additional commercial/ retail, office, and mixed use development. Ensure alignment with the Township Zoning Ordinance. Action 1.2: Explore opportunities to provide wireless internet at public and semi-public locations and community-wide expanded internet capabilities or services. Goal 2: Enhance the development of the Niles Road corridor. Objective: Build upon the trend of a variety of land uses along the Niles Road corridor. Action 2.1: Identity locations for additional commercial/retail, office, and mixed use development. Left: D&M Supermarket located near the corner of Colfax Avenue and Napier Avenue. St. Joseph Charter Township Master Plan Action 2.2: Examine the efficacy of establishing a Niles Road Corridor Improvement Association. Action 2.3: Acquire further education and understanding of place-based design and the advantages of form-based codes or similar design guidelines. Goal 3: Continue to attract additional users to the industrial sites in the Township. Objective: Provide additional employment opportunities and enhance the overall tax base of the community. Action 3.1: Collaborate with others to develop a strategic marketing plan to promote the existing industrial sites. Action 3.2: Work to become recognized as a Michigan Redevelopment Ready Community (RRC). Goal 4: Strengthen intergovernmental and interagency ties to enhance development. Objective: Work cooperatively with surrounding communities to improve success at retaining and attracting new investment opportunities. Action 4.1: Explore opportunities and develop procedures to further influence communitywide planning and development. Examples may include current efforts such as the Twin City Harbor Study, TwinCATS Long Range Plan, Southwest Michigan Non-Motorized Transportation Plan, and yet to be identified future efforts such as the Napier Avenue corridor plan. Chapter 3. Goals, Objectives, & Actions 27 �CHAPTER 4. FUTURE LAND USE The characteristics of the land in St. Joseph Charter Township and the ways people use the land change over time. Vacant or underutilized land develops and uses on specific properties shift as economic, social, environmental, and cultural trends change. Changes in zoning regulation, infrastructure, and transportation can also lead to changes in land use patterns over time. In order to make sound decisions regarding future land use, it is important to have an understanding of existing land uses and the relationships between them. The Future Land Use Plan and Future Land Use Map describe a generalized framework intended to guide land use and policy decisions within the Township over the next 20 years. The Future Land Use Map in this chapter shows general locations for the primary land uses described in this chapter. It is important to note that it is not intended to be used as a tool for identifying land use on a parcel by parcel basis, but rather to identify appropriate areas or districts that can accommodate certain land uses within the Township. Future Land Use Areas: Low Density Residential • Low Density Residential • Medium Density Residential • Multi-Family Residential • Commercial • Neighborhood Mixed Use • Industrial/ Business Park • Community Facilities • Water Oriented • Recreation and Open Space Single-family dwellings comprise the majority of the Township’s residential areas and should continue to do so. Low Density Residential areas provide for freestanding dwellings or homes on a single residential lot, organized into neighborhoods or subdivisions. Detached single-family homes in St. Joseph Charter Township include a variety of housing styles, sizes, and price points, and should be largely owner-occupied. Low Density Residential neighborhoods should be well-served by parks, schools, and Township infrastructure and services. • Corresponding Zoning District: R-1, R-2 Right: View of the Hilltop Road and Cleveland Road intersection. 28 Chapter 4. Future Land Use St. Joseph Charter Township Master Plan �Medium Density Residential Multi-Family Residential Commercial Consists of single and two-family dwellings on smaller lots. Two-family or attached residential units are single-family homes that share a common wall such as duplexes, townhomes, and rowhomes. Single-family attached uses assist in diversifying the Township’s housing stock, providing opportunities for first-time home-buyers and empty nesters. Medium Density Residential areas identified in the Future Land Use Map consist primarily of existing areas scattered throughout the community. However, the Township should remain flexible in considering Medium Density Residential development in appropriate transition areas near commercial uses or main corridors. Multi-Family Residential areas consist of structures with multiple housing units that utilize common entrances, hallways, and shared amenities. Examples include apartments, condominiums, and senior housing. Multifamily development is currently limited to a small number of properties scattered throughout the community. In addition to areas designated Multi-Family Residential, the Township should consider multi-family units within the Neighborhood Mixed-Use and Commercial land use designations. Commercial uses provide for the general retail and service needs of St. Joseph Charter Township’s residents as well as the needs of visitors and those passing through the community. Commercial areas include a range of uses such as restaurants, retail shops, entertainment venues, offices, grocery stores, service uses, and more. Many of the commercial areas within the Township are along main corridors adjacent to residential properties and should be developed accordingly by accommodating auto-oriented yet pedestrianfriendly development with some opportunities for residential above ground floor retail. • • Corresponding Zoning District: R-3, R-4 Corresponding Zoning District: R-5 • Corresponding Zoning District: B-1, B-2, B-3 Right: View of the Interstate94o--ramp, NilesAvenue,andthe NyesAppleBarn. St. Joseph Charter Township Master Plan Chapter 4. Future Land Use 29 �May (. Bra dfo rd Maple Locust Vineland R-4 Meade Napier Broadmoor Lombard Fricke er Doz B-3 Marvin 4 EI9 P 4 Royal Crest Lone some Pine M ai den Berrien County GIS State of Michigan Geographic Data Library od B-2 M an i t o u WI9 y E as Bluff wood Bluffwo Kevin Lincoln McLi n Kim Estates Marral Lo Carrie Sa E s t at e s Celina Washington r Cambridge Lattimer Clemens B-2 R-2 Ca mb ridge Ansley Miller Bluff wood B-2 Arlington Tenn is stview Cre Maiden Nash Ventnor K e d zi e i ew ll e y v Va I-1 Knox Austin Anthony Lake Bluff at e Woodg M e adow Roncy E Tr a il Hi l Tanbark H ic k re ory ek C Cleveland M a r i l yn nd ra k on G ar den Wissing or e sh ke La o lia gn a Trebor in se La w Valley Vi e C h u r ch i l l Old Hickory Grant Sheridan C i r cl e M ga Tr a f a l George R-5 Briarcliff Carley Estates R-1 B-2 R-5 D o ze r Va lley R-1 View Shoreham Wadena O u te r e Tu cke r Heights Field Valley Acorn O a kr i d g R-3 Westwood Nelson N:RTV SZM A. s Aurilla Lake Michigan ile Aurilla R-2 r ve Fairlawn Jean Ann Trail ve rb en d N Wedgewood H i cko r y Downey Brenda Ri Brown School Shoreham Willow Vine wood Susan Brownway Jamesway h ep Karen Hoover os R-4 Yu ew lvi J nt H a nl ey R-4 B-2 R-1 B-2 Hunter Brownway ra i Sa Current Zoning Map B-2 August Ri Manor stol I-1 Cedar Bri R-5 I-1 Railroad Viking t B-1 Hawthorne B-2 Spencer Lo Essex . Gary Fisk Lormar B-3 Jakway nt Po i le ag Lynwood Lu Al Fo Pine Roads Samuel H ills B-4 re s t Township Boundary Poin CJ D Village of Shoreham Brunn Ly nn An n I-1 R-4 I-1 Ly dia ra B-2 Dale Wagner B-2 Hilltop Dell A r bo r State B-2 Harry Gerald R-2 ! Royalton Heights 1111 B-4 Commercial Recreation 1111 I-1 Limited Industrial CJ Parcels Elm B-3 Automotive Oriented Business R-4 Commonwealth Fairplain Commonwealth Napier B-2 Retail and Service Businesses R-5 Chippewa Krolow Mont ezum a n Lyola Bla oc a c si Western Ottawa ckh M B-1 Retail Business Seneca Cayuga Rus sell aw k R-5 Multiple Family Residence Data Sources: R-2 U ti c a Onondaga Pontiac Two Family Residence R-1 S ha w nee One Family Residence Miam i One Family Residence // or D R-2 1111 R-3 1111 R-4 uff live O B-2 ds Win One Family Residence D I B-4 CJ R-1 - •" I ... ~~~ Bl , Legend R-4 EI9 4/N il i um all ad es B-3 B-2 I-1 /, WIGHTMAN& A SSOCIATES, INC. 131028 30 Chapter 4. Future Land Use ST. JOSEPH CHARTER TOWNSHIP MASTER PLAN St. Joseph Charter Township Master Plan �LEGEND Low Density Residential High/Medium Residential Recreation/Open Space Industrial/Business Park Water Oriented Community Facilities 1111 Commercial 1111 Neighborhood Mixed Use PARCELS D TOW NSHIP BOUNDARY ROADS R A ILROAD Future Land Use Map ti Lake Michigan N:RTV SFLUM A. I Raya, Cn>~ ~~f~ ne.~ I ou.-ou•en ~ T . JD1"E,-H C HAlt'TE" TDWN S H I ,- MA'ST EOI P L AN I ~10..,~ -,L E ---1...._; r Malden ~ )i - l"IEtl,.IEN COUNTY C.I~ , . .n o, MOOMOOAN ••o••'""'" om v L ,.... St. Joseph Charter Township Master Plan Chapter 4. Future Land Use 31 �Neighborhood Mixed-Use Industrial/ Business Park Community Facilities Neighborhood Mixed-Use areas provide a mix of residential and commercial uses. Developments may include a mix of housing types, including multi-family units, and a variety of retail, service, and office uses. These neighborhood mixeduse areas would occur primarily along busier corridors that already have some commercial uses adjacent to residential uses. Mixed-use areas should be characterized by development patterns that provide a vibrant, safe, attractive, and walkable pedestrian environment. Industrial and Business Park areas should consist of a range of business uses, including service and consumer-oriented business and light manufacturing. The uses in these areas provide many employment opportunities and generally require large lots, buildings, parking lots, loading areas, and transportation to and from the site. These areas are concentrated in the northwest, southwest, and southeast portions of the Township currently zoned Light Industrial. This category includes public and semi-public uses such as institutions and community facilities that contribute to the Township’s overall quality of life. This includes both a number of public facilities such as schools, fire stations, and the Township Hall, as well as private facilities such as religious institutions. Throughout the Township, these uses provide necessary community services and amenities for residents and visitors. • Corresponding Zoning District: There is no corresponding zoning district. • Corresponding Zoning District: I-1, I-2 • Corresponding Zoning District: None, however, they are permitted land uses. Right: View of the Niles Avenue and Hilltop Road intersection. 32 Chapter 4. Future Land Use St. Joseph Charter Township Master Plan �Water Oriented Recreation and Open Space Next Steps This category includes uses related to the St. Joseph River currently zoned Commercial Recreation. Water Oriented uses includes private marinas, boat slips and docks, as well as a mix of some residential, commercial, service, lodging, and limited industrial uses compatible in a waterfront setting. Development and reinvestment in this area should strive to leverage the waterfront as a community amenity by improving public access to the waterfront and enhancing views. This category includes parks, open spaces, conservation areas, and important natural features such as the river, creek area, wooded areas, and wetlands. Recreation and open space is a valued asset in the community and can be either public or private. It is recommended that the Township continue to work with appropriate agencies and property owners to ensure the community remains well served by these areas. Over time, it is envisioned these recreation and open space areas allow for a series of connected spaces throughout the community, linking key recreational amenities to residences and services. Once these areas or districts have been established by the community, the next step is to begin implementing the changes to land use described in this chapter. As such, the Future Land Use Plan and Future Land Use Map should serve as the basis for development review as well as revisions and amendments to the Township’s Zoning Regulations. • Corresponding Zoning District: B-4 • Corresponding Zoning District: None, however, they are permitted land uses. Left: View of the Berrien Hills Golf Club and the Napier Avenue bridge across the St. Joseph River. St. Joseph Charter Township Master Plan Chapter 4. Future Land Use 33 �CHAPTER 5. IMPLEMENTATION The St. Joseph Charter Township Master Plan provides guidance and recommendations for actions the Township should undertake in the coming years. A master plan is only useful as long as it is implemented and consulted when making decisions. For the vision to be realized, the Township must be proactive and garner the support and participation of local leaders, other public agencies, the local business community, property owners, developers, and residents alike. The Implementation Matrix builds on Chapter 3. Goals, Objectives, and Actions with a more detailed description of strategies the Township can use to initiate and undertake key recommendations included in the Master Plan. The actions and strategies identified in this chapter represent the “next steps” to be taken in continuing the process of community planning and investment. 34 Chapter 5. Implementation Use The Plan on a Regular Basis The Master Plan should become the Township’s official policy guide for land use, development, and community improvement. Once adopted, it is essential the Plan be used on a regular and day-to-day basis by Township staff, boards, commissions, and departments to review and evaluate proposals for improvement and development. Implementation Matrix Because resources are limited, it is helpful to identify the relative priority of each project with the understanding that the Master Plan includes some ambitious projects and initiatives. Actions are listed with a “priority number” as follows: • Priority 1 actions are those that should be given immediate and concentrated effort. Any preliminary steps that must be taken to implement the action (such as seeking funding, changes in local ordinances, etc.) should also occur as required. Projects having a longer time frame should be revisited on an as-needed basis and be incorporated into other applicable longterm planning programs, such as a capital improvements plan or recreation plan. • Priority 2 actions are those that are important to implement the Plan, but either depend on commencement and completion of Priority 1 actions, or do not have the same immediacy. • Priority 3 actions are not as urgent and can be delayed for a longer period of time. These projects are more susceptible to budgetary constraints. • In addition to a time frame, each action includes potential funding source(s) along with the entities with capacity or responsibility for implementation. To provide further education about the Plan, the Township should: • Make copies of the Plan available online and provide hardcopies at the Township Hall for review or purchase. • Provide a Master Plan orientation for newly elected or appointed officials and Township staff. • Provide assistance to the public in explaining the Plan and its relationship to private and public development projects and other proposals. • Maintain a list of current possible amendments, issues, or needs which may be a subject of change, addition, or deletion from and as a result of the Master Plan. St. Joseph Charter Township Master Plan �COMMUNITY AND PLACE Priority Time Frame ResponsibilityPotential Funding Source Goal1:Encourageavarietyofhousingchoices Objective: Maintain the core of single family detached homes which form the basis of the Township housing stock while encouraging the development of some other housing types. Action 1.1: Develop a new Zoning Map reflecting the areas where mixed-use development is permitted. This can be done as an overlay district in defined or “floating” areas. 2 0-2 Years Action 1.2: Review the Zoning Ordinance to determine if any existing regulations inhibit implementation of the Master Plan and amend as necessary. 1 0-2 Years Planning Commission, Township Board, Ordinance Dept. Planning Commission, Township Board, Ordinance Dept. Township Township Action 1.3: Promote housing types often referred to as Missing Middle Housing in advantageous locations within the Township and in particular to improve transitions between residential, commercial, and other development areas. 2 Ongoing Township, Others Public, Private, Grants Action 1.4: Maintain and rehabilitate the existing housing stock. This can include amending ordinances, enhanced code enforcement, adopting design guidelines for additions and renovations, and providing educational opportunities. 1 Ongoing Planning Commission, Ordinance Dept. Property Owners Public, Private, Grants Action 2.1: Enhance gateways to the Township at I-94, Niles Road, Napier Avenue, Hilltop Road, and Cleveland Avenue which may include unique signage, landscape, and architectural features. 1 3-5 Years Township Public Action 2.2: Provide activities and destinations unique to the Township for residents and visitors. 2 Ongoing Township, Others Public, Private, Grants 3 0-2 Years Township, Others Public 1 Ongoing Township, County, Public, Grants State Goal2:PreserveandenhancetheidentityoftheTownship Objective: Promote the character of the Township in a consistent, coherent manner. When entering or within the Township, a person should know that they are in St. Joseph Charter Township. Action 2.3: Inventory and document the unique elements of each neighborhood and ensure Zoning Ordinance requirements are appropriate to the desired characteristics. Action 2.4: Coordinate transportation and land use planning to ensure road improvements are done in a strategic way benefiting both users of the thoroughfare and adjacent development. St. Joseph Charter Township Master Plan Chapter 5. Implementation 35 �TRANSPORTATION AND CONNECTIVITY Priority Time Frame ResponsibilityPotential Funding Source Goal 1: Provide safe, efficient, and connected transportation that serves multiple modes. Objective: Improve the network of trails, sidewalks, and streets that link Township neighborhoods, parks, and commercial areas. Objective: Improve east and west internal mobility with the Township. Action 1.1: Develop a Capital Improvements Plan to prioritize projects and funding. 1 0-2 Years Township Township Action 1.2: Explore and integrate Complete Streets guidelines and or policies and coordinate with transportation planning agencies to identify potential projects. 1 0-2 Years Township Public, Grants Action 1.3: Improve intersections to promote walkability, bikeability, and aesthetics. 2 Ongoing Township, Others Public, Private, Grants Action 1.4: Coordinate with Berrien County Public Transportation and develop a bus rapid transit link along the Hollywood Road Corridor and the Niles Road Corridor. 3 +5 Years Township Others Public, Grants Action 1.5: Establish a Park-and-Ride at I-94. 3 +5 Years Township, Others County, State & Grants 1 Ongoing Township, Others 2 3-5 Years Township Action 2.3: Establish and/ or improve trail heads throughout the Township. 1 Ongoing Township, Others Public, Grants Action 2.4: Reference the Sidewalk Inventory Map to prioritize and implement targeted sidewalk improvements, i.e. Maiden Lane, Napier Avenue, Hilltop Road, etc. 1 Ongoing Township, Others Action 2.5: Construct a pedestrian and/ or multi-modal bridge over the St. Joseph River. 3 +5 Years Township, Others Public, Grants Action 2.6: Incorporate requirements for pedestrian, bicycle, and other low-speed vehicle pathways in neighborhoods and developments. 2 0-2 Years Goal 2: Preserve and enhance the identity of the Township. Objective: Provide increased opportunities to extend the walkability and connectivity between the Township and other areas. Action 2.1: Prioritize and implement projects identified in the Non-Motorized Infrastructure Map and continue to work with other agencies and local units of government to link-non motorized infrastructure. Action 2.2: Complete, fund, and implement a wayfinding and signage plan. 36 Chapter 5. Implementation Township Public, Private, Grants Public, Private, Grants Public, Private, Grants Township St. Joseph Charter Township Master Plan �NATURAL AREAS AND RECREATION Priority Time Frame ResponsibilityPotential Funding Source Goal 1: Maintain, expand, and protect public access and connectivity to the natural features of the Township. Objective: Increase awareness, appreciation, and protection of natural features. Objective: Encourage a healthy lifestyle through greater access, use, and associated amenities. Action 1.1: Continue to develop a Hickory Creek Trail with corresponding trail heads and crossings that inter-connect with others such as the Village of Stevensville, City of St. Joseph, and City of Benton Harbor. 1 3-5 Years Township, Others Public, Grants Action 1.2: Consider conducting a Trail Feasibility Study to determine existing conditions, access and connections, type of trails, property acquisition and or easements, community engagement and education, cost estimation, and inter-agency coordination. 1 0-2 Years Township Public, Grants Action 1.3: Improve wayfinding and access to existing park and recreational areas 1 3-5 Years Township, Others Public, Action 1.4: Launch an initiative to ensure that residents live within the desired 20-minute walk to recreation and open space areas. 3 3-5 Years Township Public, Private, Grants Action 1.5: Consider amending the Zoning Map to avoid ambiguity of public versus private property regarding recreation, open space, and conservation areas. 2 0-2 Years Township Township Action 1.6: Promote green infrastructure and storm water management in conjunction with the Berrien County Master Plan and Low Impact Development Manual for Michigan. 2 Ongoing Township, County, Others Public, Private, Grants St. Joseph Charter Township Master Plan Chapter 5. Implementation 37 �ECONOMIC DEVELOPMENT Priority Time Frame ResponsibilityPotential Funding Source Goal 1: Provide additional access to goods and services at key locations within the Township. Objective: Make opportunities available for residents to have access within a 20-minute walkable distance. Action 1.1: Identify locations for additional commercial, retail, office, and mixed-use development. Ensure alignment with the Zoning Ordinance. Action 1.2: Explore opportunities to provide wireless internet at public and semi-public locations and community-wide expanded internet capabilities or services. 2 0-2 Years Township Township 2 0-2 Years Township, Others Public, Private, Grants Goal 2: Enhance the development and character of the Niles Road Corridor and other significant transportation corridors. Objective: Build upon the trend of a variety of land uses along main thoroughfares Action 2.1: Identity locations for additional residential, commercial, office, and mixed-use development. Action 2.2: Examine the efficacy of establishing a Corridor Improvement Authority. Action 2.3: Acquire further education and understanding of place-based design and the advantages of form-based codes or similar design guidelines. 2 0-2 Years 2 3-5 Years 2 3-5 Years 1 0-2 Years 1 0-2 Years Township, County, State Ongoing Township, Others Township Township, County Planning Commission Public, Private, Grants Township Public Goal 3: Continue to attract additional users to the industrial and business park sites. Objective: Provide additional employment opportunities and enhance the overall tax base of the community. Action 3.1: Collaborate with others to develop a strategic marketing plan. Action 3.2: Work to become recognized as a Michigan Redevelopment Ready Community (RRC). Township, Others Public, Private, Township Goal 4: Strengthen intergovernmental and interagency ties to enhance economic development. Objective: Work cooperatively with surrounding communities to improve success at retaining and attracting residents and investment opportunities. Action 4.1: Explore opportunities and develop procedures to further influence community-wide planning and development. Examples may include current efforts such as the Twin Cities Harbor Study, TwinCATS Long Range Plan, Southwest Michigan NonMotorized Transportation Plan, and yet to be identified future efforts such as a Napier Avenue corridor plan. 38 Chapter 5. Implementation 1 St. Joseph Charter Township Master Plan �Review of Development Regulations A zoning ordinance establishes the types of uses allowed on specific properties and prescribes the overall character and intensity of development to be permitted. Zoning is one of the most powerful tools in implementing planning policy. Adoption of the new Master Plan should be followed by a review and update to the zoning ordinance, subdivision regulations, and various related codes, ordinances, and other development controls. Specific recommendations of the Master Plan that development regulations can address include: • Managed growth in specific areas of the Township. • The appropriate scale, character, and configuration of development. • Enhancements to sidewalks, landscaping, and screening as redevelopment and reinvestment occurs in commercial areas. • Protect and enhance recreation areas and natural features. • Improving the Township’s image as a development-friendly community through a simple and predictable review and permitting process. St. Joseph Charter Township Master Plan Potential Funding Sources The following is a list of possible funding sources the Township could pursue to fund implementation of the Master Plan. It is not a complete list and while information was deemed accurate at the time, the long-term availability of these funding sources cannot be guaranteed. As needed, Township should revise, update, and expand this list of potential funding sources. And while it is likely that many projects and improvements could be implemented through typical administrative or policy decisions and funded through conventional municipal programs, others may require special technical and/ or financial assistance. Tax Increment Financing (TIF): TIF funds utilize future property tax revenues generated within a designated area or district to pay for improvements and incentivize further reinvestment. As the Equalized Assessed Value (EAV) of properties increases, the incremental growth in property tax over the base year that the TIF was established is reinvested in the area. Funds can typically be used for infrastructure, public improvements, land acquisition, and in offsetting the costs of development. The typical life of a TIF district in the State of Michigan is 10 years and it can be extended if approved by the county and state. Community Development Block Grants (CDBG): The Michigan Economic Development Corporation (MEDC) on behalf of the Michigan Strategic Fund (MSF), administers the CDBG program. CDBG is a federal grant program from the U.S. Department of Housing and Urban Development (HUD). Funds can be used by municipalities to help private businesses locate or expand in their community. They can also be used for infrastructure and enhance sense of place in low-and moderate-income communities. CDBG require matching funds by the municipality or benefiting business. Brownfield Tax Incentive: The U.S. Environmental Protection Agency (EPA) offers the Brownfield Tax Incentive to assist clean up of former industrial or commercial areas that were abandoned due to environmental contamination concerns. Chapter 5. Implementation 39 �Recreation and Open Space Funding Michigan Natural Resource Trust Fund (MNRTF): Grants are available for both acquistion and development projects. $15,000 - $300,000 can be available for development projects such as playgrounds, nature intepretive areas, park roads and paths, and waterfront improvements. The required local match varies and grants are scored competitevely across the State. There is an April application deadline and grants are issued Spring of the following year. Land and Water Conservation Funds (LWCF): $30,000 - $100,000 available for outdoor recreation projects. Projects require a 50% local match. There is an April application deadline and award recommendations are submitted to the Department of Natural Resources (DNR) in November. Transportation Related Funding MDOT - Michigan Department of Transportation - Transportation Alternatives Program: 40% local match recommended, 20% required. Funds projects such as multi-use paths, streetscapes, historic preservation, and other safe alternative transportation options. Applications accepted year-round. MDOT - Transportation Economic Development Fund: 20% local match required. Funds available to state, county, and city road agencies for highway needs relating to a variety of econonic development issues. Applications accepted year-round. Loan Infrastructure Opportunities USDA - United States Department of Agriculture - Rural Development SRF/ DWRF/ USDA: (State Revolving Fund/ Drinking Water Revolving Fund/ United States Department of Agriculture) Funding available for water and sewer projects. (State Revolving Fund, Drinking Water Revolving Fund, and US Department of Agriculture respectively) MDOT - Rural Funds: 20% match required. Must get on the Statewide Transportation Improvement Program (STIP). MDNR - Michigan Department of Natural Resources Recreation Passport Grant: $30,000 - 100,000$ available for Development projects only. 25% local match required. April application deadline, grants issued at the beginning of the year. (This type of grant is a reimbursement for project expenses.) 40 Chapter 5. Implementation St. Joseph Charter Township Master Plan �APPENDIX A. RESOURCES D esigningWalkableUrbanThoroughfares:AContext SensitiveApproach,AnITERecommendedPractice byInstituteofTransportationEngineers ITE,201 F orm-Based Codes in 7 Steps: The Michigan Guide to Livability byLeslieKettrenetal CNUMichigan,201 NewUrbanism:BestPracticesGuide,FourthEdition byRobertSteuteville,PhilipLangdonandSpecial Contributors NewUrbanNewsPublications,209 SprawlRepairManual by Galina Tachieva et al Island Press, 2010 PlacemakingasanEconomicDevelopmentTool A Placemaking Guidebook byMarkA.Wycko-etal LandInstituteandthePlanning&ZoningCenter MichiganStateUniversity,2015 L owImpactDevelopmentManualforMichigan ADesignGuideforImplementorsandReviewers bySoutheastMichiganCouncilofGovernments SEMCOG,208 St. Joseph Charter Township Master Plan APPENDIX B. MAPS 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. RegionalSettingandLocation .................................8 Map ExistingLandUseMap ....................................................10 FloodPotential .........................................................11 Map RoadClassification ..................................................13 Map PASERRatingandBridgeRatingMap ...........................14 Non-MotorizedInfrastructure ...................................15 Map CommunityFacilities ...............................................17 Map CurrentZoning..Map .......................................................30 FutureLandUseMap ......................................................31 Sidewalk Inventory Map..................................................42 Soils Map.........................................................................43 Wetlands Map..................................................................44 Township-Owned Properties Map....................................45 ResidentialPropertyAge .........................................46 Map ResidentialPropertyValues ....................................47 Map Commercial and Industrial Property Age Map.................48 CommercialandIndustrialPropertyValues ............49 Map SchoolDistrict ..........................................................50 Map TAMCTra-cVolumeMap ...............................................51 BCRCTra-cVolumeMap ...............................................52 ShorehamVillageExistingLandUse......................53 Map ShorehamVillageZoningMap ........................................54 ShorehamVillageFutureLandUse........................55 Map Appendix 41 �EA. L S.JCT ES PS FSO¡ AC¡ NA. ES HR. FA. Sidewalk Inventory Map N:SI¡ ¡ ¡. CA. PS NR . LA. I94 ■ ...........................•............ ..............•............................• ■ ~ ■ ■ H¡R. LR. WA. CA. BSR. ML GR. 42 Appendix St. Joseph Charter Township Master Plan �Legend Woodw Soil Types May ds Win Sandy Gravel Loam n Se eca U ti c a Aquents and Histosols Onondaga Shawnee Napier Broadmoor Lombard Commonwealth Elm Hoover Fairplain Maple Nash Cambridge Marvin Roncy Gerald Russell Bluffwo od Do r ze E I 94/N iles M an it ou dium Palla 4 Royal Crest Lonesome Pine Cambridge Maiden __JI Royalton Heights Clemens Kim 4 EI9 Meade Lattimer WI9 y Eas Marral Samuel Kevin McLin Lincoln Estates Ventnor Locust r Kedzie K nox Ansley Miller Vineland Old Hickory Trebor Meadow Carley Estates Bluffwood Bluffwood Arlington Maiden E s ta te s i ew e yv Va ll view est Cr Tennis Austin Lake Bluff Woodgate a Celina Wissing re es ho La k o li a gn Anthony Outer Grant Sheridan C ir c l e Churchill Field George Ma Heights Wadena Tra f al g ein Las w Valley Vie Carrie Valley ey View Vall Acorn Briarcliff Tucker Westwood Nelson Shoreham Lu Al Ea il Tr a Washington Tanbark H ic C ko Hi re ry llv ek ie w ra Marilyn Sa nd Cleveland k on Garden Trail Aurilla Aurilla Lake Michigan Oakridge Jean Ann Hickory Dozer Shoreham s Wedgewood Fairlawn Susan Brown School Willow Vinew ood r ve Soils Map Karen Ri ve rb en d le Ni Viking Yu Downey Brenda Ri Hanley M anor Brownway Jamesway August h ep os Cedar Railroad tJ in Sa Roads stol Village of Shoreham Delaware Jakway Bri Cam elo t Dale Gary a a Fo Lo r Lo r re s t H ill s Lynn An n Point rside t Rive Poin Pi t oin eP gl Spencer Commonwealth Lynwood Lydia Essex St. Joseph Charter Township Master Plan Fisk Lormar Harry Dell Arbor State Wagner Hilltop Brunn Hawthorne WIGHTMAN& A SSOCIATES, INC. Chippewa Hunter Township Boundary Data Sources: Bradford Napier ne USA Soil Types- ESRI Berrien County GIS State of Michigan Geographic Data Library Pontiac Montezuma n Western Lyola oc a c si Ottawa Blac k M Mucks Parcels 131028 haw k Silty Loam Soils Udipsammerts and Udorthents ._____I_ Cayuga Miami Sandy Silty Loam 1111 Loam 1111 Fine Sand 1111 Sand, Primarily Sandy Soils 1111 Sandy Clayey Loam D ff or --- ard Blu Parker ST. JOSEPH CHARTER TOWNSHIP MASTER PLAN Appendix 43 �Legend Parker Wetlands U tic a I Bri il Tr a Washingto n Hil l Ki m M eade Fricke Gerald Krolow Russ ell Marral Roncy Lu Al ffw oo Blu d zer Do Marvin E I 94 / N il adiu P all I 94 es m Royal Crest Lone some Pine Cam bridg e Cambridge M ai de n Arlington Maple Royalton Heights Kevin Lincoln ra Estates Bluff wood Bluffw ood M a ni t o u W y E as 4 EI9 Nash Knox Carrie H ic k re ory ek C E st a t e s Celina Ke dzie Ventnor Locust r ew e y vi Va ll Tenn is McLin Tanbark M ar ily n Sa nd Cleveland kon G ard en Wissing or e sh ke La o lia Vineland Old Hickory D o ze r gn s Appendix ile 44 r ve 131028 Ri M eado w Lattimer C lemens Berrien County GIS State of Michigan Geographic Data Library WIGHTMAN& A SSOCIATES, INC. Ansley C i r cl e ga Grant Sheridan Miller Carley Estates George estview Cr Maiden Heights Field Trebor Anthony Austin Lake Bluff e O u t er T ra fal Valle y V i e w T u ck e r Westwood Va lley Briarcliff ein N Trail Aurilla Wadena View s La e Oa kridg Jean Ann H icko ry Nelson Ma Data Sources: Wedgewood Valley A co r n Willow Fairlawn Aurilla Shoreham rb en d h ep Brown School Lake Michigan at Woodg Jakway Ri ve Vin ewood Susan Downey Brenda os Karen Jamesway August ra J nt Yu w vie Shoreham C hu rch ill Fairplain Samuel Manor Brownway Brownway ra Ea Lo i Sa ! Gary Spencer Lo re s t H i ll s Fo int Po oi nt t Poin e gl P rsi de L yn n An n R ive elo t stol C am Dale Lynwood Ly dia Essex Hawthorne H anl ey Hoover Dell A r bo r State Wagner Hilltop Pine Cedar Fisk Lormar Harry Hunter Brunn Viking Lombard Elm I Commonwealth Napier Wetlands Map Napier Chippewa Broadmoor oc a c Mont ezum a n B r adf or d Lyola Ottawa ckh M si Railroad Western Pontiac aw k Roads Seneca Cayuga S haw nee Village of Shoreham Onondaga Miam i Township Boundary Bla D I or D I M ay ds Win Parcels uff Bl live O n ST. JOSEPH CHARTER TOWNSHIP MASTER PLAN St. Joseph Charter Township Master Plan �Legend ff Blue iv Ol Parker Township-Owned Property M ay ds Win or Parcels U tic a Township Boundary Tr a il Washingto n Maple Celina Ked zie Ventnor Kevin Fairplain Fricke Gerald Krolow Russ ell Marral Roncy Bluff wood Bluff wood Marvin ffw oo zer Do 4 EI9 M an i to u WI9 d Blu Royalton Heights Meade Lincoln Ki m y E as EI9 4/N iles di um Pal la 4 Cambridge M ai den Berrien County GIS State of Michigan Geographic Data Library Dell A r bor Cam b ridge Arlington Royal Crest Lone some Pine Nash Knox Clemens Vineland Old Hickory Locust r E st a t e s E st a t e s ie w Va l le y v Tenn is Carrie Tanbark H ic k Hi re ory llv ek ie w C ra M ar ily n Sa nd Cleveland k on G a rd en Wissing or e sh ke La o lia gn Lattimer D o ze r Miller C ir c le Maiden Grant Sheridan Ansley M cLin Anthony Carley Estates Trebor M ea dow tview es Cr Austin Lake Bluff at e Woodg a e in as L w Va lley V i e Ma Heights Field George C hur chill g Tr a f a l O akr idg e Tu cke r Westwood Va lley Briarcliff s Trail Wadena View Shoreham ile H ic kor y Aurilla Nelson O u te r r ve Fairlawn Jean Ann Valley Ac orn N Wedgewood Aurilla Lake Michigan Ri Willow Vinewo od Susan Brown School h ep Karen ve rb en d os Yu J nt Han le y Ri M a nor Downey Brenda Jakway Bri lot Brownway Jamesway August ra i Sa Cam e Shoreham St. Joseph Charter Township Master Plan Lombard Elm Samuel Lo stol Cedar Viking 131028 Hoover Brownway ra Ea int Gary Spencer Lo H i ll s r e st Fo Po P oi nt t Poin e rsi de L yn n An n Rive gl Essex Hawthorne Dale Lynwood Ly dia Lu Al State Wagner Hilltop Pine WIGHTMAN& A SSOCIATES, INC. Fisk Lormar Harry Hunter Brunn Data Sources: Commonwealth Napier Township-Owned Properties Map Napier Chippewa Broadmoor Mont ezum a n Brad fo rd Lyola ca Bla oc si Railroad Ottawa ckh M Roads Western Pontiac aw k Village of Shoreham Seneca Cayuga S haw n ee Miam i Onondaga ST. JOSEPH CHARTER TOWNSHIP MASTER PLAN Appendix 45 TOWNS �ff Blu ard Parker Woodw Legend Residential Property By Year Built May ds Win (. eca U t ic a il Meade Napier Broadmoor Lombard Roncy Lu Al Kevin Lincoln McLin Krolow Russell Bluffwo I 94 s Royal Crest Lonesome Pine 4 Cambridge Cambridge Maiden Dell Arbor Maple Locust Celina Kedzie Knox Kim Estates E s t a te s r EI9 Nash E I 94/Nile dium Palla Arlington Maiden Ravine eyv ie w Va ll Tennis tview es Cr Austin Lake Bluff Woodgate od Dozer M an it ou W y Eas Royalton Heights Tr a Washington Tanbark H ic C ko re ry Hillv ek ie w ra Sa nd Marilyn Wissing re es ho La k o lia gn Anthony Ventnor Marvin Dozer Ma Meadow Lattimer Clemens Vineland Old Hickory George Churchill a Carley Estates Bluffwood Bluffwood Ansley Miller Wadena Trebor ein Las w Valley Vie Field Grant Sheridan C ir c le Tra f a lg Fairplain Samuel a Ea Lo r Fo re st H ill s Lynn An n Cleveland k on Garden Carrie Tucker Westwood Valley ey View Vall Briarcliff s Trail Aurilla Nelson Acorn r ve Oakridge Jean Ann Hickory Heights Shoreham WIGHTMAN& A SSOCIATES, INC. Wedgewood Fairlawn Aurilla Lake Michigan le Ni Brown School Willow Vinewood Susan ve rb en d Ri Karen Downey Brenda h ep os Yu tJ in Sa Hanley Delaware Brownway Jamesway Jakway Ri Shoreham Data Sources: Point rside t Rive Poin Pi Cedar Viking August a Bri M anor Hoover Hunter Brownway Spencer Lo r stol Residential Property Age Map Township Assessor Database Download 11/2/2016 Southwest Michigan Planning Commission Berrien County GIS State of Michigan Geographic Data Library int Po gle Essex Cam elo t Gary Lynwood Lydia Brunn Hawthorne Dale Wagner Hilltop ne Appendix Lyola Commonwealth ! Fisk Lormar Harry Marral Village of Shoreham Railroad 46 Chippewa Commonwealth Elm Township Boundary Roads 131028 Pontiac Montezuma n Napier State D Bradford Shawnee oc a c si Western Ottawa Blac k M haw k Miami Onondaga Cayuga Parcels D or n Se 1111 1800 - 1936 1111 1936 - 1956 1111 1956 - 1976 1111 1976 - 1996 1111 1996 - 2016 ST. JOSEPH CHARTER TOWNSHIP MASTER PLAN St. Joseph Charter Township Master Plan RESIDENTI �,Legend Residential Property Values May ds Win 0 - $65,000 U ti c a eca Onondaga Elm Township Boundary Napier Fisk Lormar Harry Hoover Fairlawn Carrie Maiden Maple Celina Locust Kevin McLin Cambridge Krolow Bluffwo Do Lincoln Estates Kim r Kedzie K nox E Nash I 94 od r ze E I 94/N iles M an it ou WI9 y Eas Marvin dium Palla 4 Royal Crest Lonesome Pine Cambridge Maiden Arlington Tennis tview es Cr Austin Lake Bluff Woodgate E s ta te s ie w e yv Va ll o li a gn Anthony Ventnor George Ma Meadow Lattimer Clemens Vineland Old Hickory Trebor ein Las w Valley Vie Churchill a Bluffwood Ansley C ir c l e Tra f al g Carley Estates Bluffwood Sheridan Miller Wadena Ravine Wissing re es ho La k ey View Vall Acorn Briarcliff Field Grant Dozer Valley Heights Nelson Marral Tucker Westwood Meade Trail Aurilla Roncy Oakridge Jean Ann Hickory Aurilla Shoreham Fairplain Samuel Tr ail Washington Tanbark H ic C ko Hi re ry llv ek ie w ra Ma rilyn Sa nd Cleveland k on Wedgewood s Garden r ve le Ni Brown School Lake Michigan St. Joseph Charter Township Master Plan Vinewood Susan Shoreham WIGHTMAN& A SSOCIATES, INC. Willow Ri Karen Ri ve rb en d h ep os Yu Downey Jakway tJ in Sa Hanley M anor Delaware Brownway Jamesway Brenda a Bri Cam elo t stol Cedar Berrien County GIS State of Michigan Geographic Data Library Southwest Michigan Planning Commission Township Assessor Database Download 11/2/2016 Lo r Essex Hawthorne Viking Data Sources: t oin eP gl August Royalton Heights Residential Property Values Map Ea ne a Pi Fo _J Spencer Lo r r e s t Hi l l s I Point rside t Rive Poin Lynn An n Brunn Railroad Lu Al Roads Dale Gary Russell Lynwood Lydia Dell Arbor State Wagner Hilltop Commonwealth Hunter Village of Shoreham 131028 Lombard Commonwealth Napier $450,001 - $925,000 Parcels D Chippewa Broadmoor Montezuma n Bradford Shawnee ca si Ottawa Blac k oc $225,001 - $450,000 Western Lyola haw k $165,001 - $225,000 Cayuga Pontiac Miami $105,001 - $165,000 or n Se ( $65,001 - $105,000 M 1111 1111 1111 1111 1111 1111 ff Woodw ard Blu Parker ST. JOSEPH CHARTER TOWNSHIP MASTER PLAN Appendix 47 RESIDEN �ff Blu ard Parker Woodw Legend Commercial & Industrial Properties May ds Win n Se or Most Recent Development 1111 1800 - 1936 1111 1936 - 1956 1111 1956 - 1976 1111 1976 - 1996 1111 1996 - 2016 eca U t ic a Pontiac Bradford Shawnee Kevin Napier Broadmoor Lombard Marral Roncy Bluffwo Royalton Heights Meade Lincoln McLin Kim E I 94/Nile s dium Palla I 94 Royal Crest Lonesome Pine 4 Cambridge Cambridge Maiden Dell Arbor EI9 Nash W y Eas od Dozer M an it ou Arlington Maple Celina Kedzie Knox Locust r Estates E s t a te s Ravine eyv ie w Va ll Tennis Fairplain Samuel a Ea il Tr a Washington Tanbark H ic C ko re ry Hillv ek ie w ra Marilyn Sa nd Cleveland k on Garden Wissing re es ho La k o lia gn Ventnor Marvin Dozer Maiden s Austin Meadow Lattimer Clemens Vineland Old Hickory George Anthony a Carley Estates Bluffwood Bluffwood Ansley Miller Wadena Trebor ein Las w Valley Vie Field Grant Sheridan C ir c le Tra f a lg r ve Briarcliff Churchill Lake Bluff Woodgate Appendix Valley ey View Vall Acorn tview es Cr 48 Tucker Westwood Nelson Ma 131028 Trail Aurilla Heights Shoreham WIGHTMAN& A SSOCIATES, INC. Oakridge Jean Ann Aurilla Lake Michigan I_ _I Wedgewood Fairlawn Hickory ve rb en d le Ni Brown School Willow Vinewood Susan Downey Brenda Ri Karen Delaware Brownway Jamesway h ep os Yu tJ in Sa Hanley Hoover Jakway Ri M anor August a Bri stol Cedar Cam elo t Shoreham Data Sources: Lo r Essex Hawthorne Viking Township Assessor Database Download 11/2/2016 Southwest Michigan Planning Commission Berrien County GIS State of Michigan Geographic Data Library int Po gle Harry Hunter Brownway Spencer Lo r re st H ill s Fo Pi ne Point rside t Rive Poin Lynn An n Brunn Commercial and Industrial Property Age Map Gary Lynwood Lydia Lu Al Hilltop Roads Railroad Dale Wagner State Village of Shoreham Carrie D Commonwealth Elm Township Boundary Fisk Lormar Krolow Commonwealth Napier Parcels D Chippewa Russell Montezuma n Lyola oc a c si Western Ottawa Blac k M haw k Miami Onondaga Cayuga ST. JOSEPH CHARTER TOWNSHIP MASTER PLAN COMMERCIAL & INDUSTRIAL P St. Joseph Charter Township Master Plan �Legend Commercial & Industrial Property Values _I May ds Win $4,600 - $100,000 eca U ti c a Onondaga Elm Township Boundary Napier Lombard Commonwealth Napier $800,001 - $2,400,000 Fisk Lormar Harry Hoover Carrie E Nash Kevin McLin Cambridge Krolow Marral Bluffwo Do Royalton Heights Lincoln Kim I 94 od r ze E I 94/N iles M an it ou WI9 y Eas Marvin dium Palla 4 Royal Crest Lonesome Pine Cambridge Maiden Arlington Maple Celina Kedzie K nox Locust r Estates E s ta te s ie w e yv Va ll o li a gn Tennis Maiden Ravine re es ho La k Wissing tview es Cr Austin Lake Bluff Woodgate Ventnor George Anthony Meadow Lattimer Clemens Vineland Old Hickory Trebor ein Las w Valley Vie Churchill a Bluffwood Ansley C ir c l e Tra f al g Carley Bluffwood Sheridan Miller Wadena Estates Grant Dozer Valley ey View Vall Acorn Field Roncy a Tucker Westwood Meade Trail Aurilla Nelson Briarcliff Fairplain Samuel Tr ail Washington Tanbark H ic C ko Hi re ry llv ek ie w ra Ma rilyn Sa nd Cleveland k on s Garden r ve le Ni Brown School Oakridge Jean Ann Hickory Heights Ma St. Joseph Charter Township Master Plan Wedgewood Fairlawn Susan Lake Michigan WIGHTMAN& A SSOCIATES, INC. Willow Vinewood Aurilla Shoreham Ri ve rb en d Ri Karen Downey Brenda h ep os Yu Delaware Brownway Jamesway Jakway tJ in Sa Hanley stol Cedar M anor August a Bri Cam elo t Shoreham Berrien County GIS State of Michigan Geographic Data Library Southwest Michigan Planning Commission Township Assessor Database Download 11/2/2016 Lo r Essex Hawthorne Viking Data Sources: Ea Commercial and Industrial Property Values Map t oin eP gl Spencer Lo r r e s t Hi l l s Fo Pi ne Point rside t Rive Poin Lynn An n Brunn Railroad Lu Al Roads Dale Gary Russell Lynwood Lydia Dell Arbor State Wagner Hilltop Commonwealth Hunter Village of Shoreham 131028 Chippewa Broadmoor Montezuma n Bradford Shawnee ca si Ottawa Blac k oc $600,001 - $800,000 Western Lyola haw k $400,001 - $600,000 Cayuga Pontiac Miami $250,001 - $400,000 Parcels D or n Se $100,001 - $250,000 M 1111 1111 1111 1111 1111 1111 ff Woodw ard Blu Parker ST. JOSEPH CHARTER TOWNSHIP MASTER PLAN Appendix COMMERCIAL& INDUST 49 �Legend k School 1111 Benton Harbor Area School District 1111 Lakeshore School District May ds Win or i (, i U tic a Onondaga a il Tr Hill H ic k re ory ek C Ki m Vineland Napier Broadmoor Lyola Roncy y ffw oo Blu k zer Do E I 94/ Nil e M an i t o u s di um P al l a 4 WI9 E as d Marvin Royal Crest Lone some Pine 4 EI9 M ai den Arlington Maple M eade Lattimer Bluff wood Royalton Heights Kevin Lincoln McLin Ansley Miller Cl em ens Locust Estates Carley Bluff wood Sheridan Wadena Knox C r e s t v i ew Washington r y vi e w Va l le E st a t e s Celina Ventnor Lakeshore Anthony Nash School Ca mb ridge District Cambridge Maiden Carrie ra M ar ily n G a rd en Sa nd Cleveland k on Ked zie Wissing or e sh ke La o lia gn Appendix Old Hickory k Grant D o ze r 50 M ea dow s 131028 L w Va lley Vi e Heights Field Trebor e in as r ve WIGHTMAN& A SSOCIATES, INC. ga ile Berrien County GIS State of Michigan Geographic Data Library Google Maps Tr a f a l N Data Sources: Nelson Estates e Tu cke r Westwood C ir c l e Lake Bluff at e Woodg Briarcliff Trail Aurilla Aurilla O u te r O akr id g Jean Ann George Austin Susan H ic kor y Va lley Ac orn View Ma Wedgewood Fairlawn Valley Shoreham C h u r ch i l l Vinew ood Brown School St Joseph Public School District Willow Ri k Karen h ep Shoreham Lake Michigan Yu ve rb en d os Tanbark J nt Viking Ha nle y Marral Samuel i Sa Cedar w vie Lombard Jakway Ri Manor Downey Brenda Dell A r bor Bri stol lot Jamesway ra Lo E Essex Cam e Spencer Lo Brownway Brownway August ra r e st Fo nt Po i oi nt t Poin le ag P rsi de H il l s L yn n An n Rive Pine Gary Fairplain Ly dia Hoover Hunter Fricke Lynwood Lu Al Hilltop Brunn Hawthorne Dale Wagner State School District Map k Fisk Lormar Harry Gerald Elm Railroad Commonwealth Benton Harbor Area School District Roads Commonwealth Napier Village of Shoreham ---t--t--t Chippewa Krolow ca Mont ezum a n Russ ell ckh oc si Bra dfo rd Ottawa Bla M Township Boundary k Seneca k Western Pontiac aw k CJ Parcels Cayuga S haw n ee Miam i St Joseph Public School District D D ff Blu live O Parker dmL ST. JOSEPH CHARTER TOWNSHIP MASTER PLAN St. Joseph Charter Township Master Plan �LEGEND ===~of::.==== INTERSTATE HIGHWAY ~ ~~ STATE HIGHWAY PAVED PRIMARY ROAD - ----- -- ----- PAVED LOCAL ROAD GRAVEL LOCAL ROAD ADJACENT COUNTY ROAD RAILROAD 1 TO 500 VEHICLES 501 TO 1,000 VEHICLES 1,001 TO 5,000VEHICLES 5,001 TO 10,000 VEHICLES 10,001 TO 20,000 VEHICLES > 20,000 VEHICLES Berrien County Road Commission Traffic Volume Map . GRANOIEIIE ..,.,,_ .. -- ROCKEY WEED RO ~-..- Source: Berrien County Road Commission: August, 2011 St. Joseph Charter Township Master Plan Appendix 51 �i' " '\r ( ' Legend ,..,_ St Jose E mp ire }Wol cott Av Traffic - NTF A 0 Traffic - AADT Annual Average Daily Traffic (2015): - 0- 2000 - 2001 - 5000 - 5001 - 10000 10001 · 20000 - 20001 - 50000 - 50001 - 100000 - Over 100000 Michigan TAMC Traffic Volume Map St.Joseph CharterTownship g Royall a, "' 115 198 ,t ( r ' 'i' :,; Mix Path l-- -,-"- Source: Michigan TAMC, www.mcgi.state.mi.us/MITRP/Data/paserMap.aspx 52 Appendix ~ _ - cottdale • -'c - , ; 1 gr ~~ ,c:P~ '- l "::. St. Joseph Charter Township Master Plan �St. Joseph Charter Township Master Plan THANDLEWANE PATH I I ,/ / / / / / I I I I r// / / I I I I I I / I I I I I I I I ( I I I I GENERALIZED EXISTING LAND USE RESIDENTIAL MULTI-FAMILY COMMERCIAL VILLAGE OWNED PROPERTIES VACANT LAND f/ //// /7//J NOT PART OF VILLAGE ~3883™ DNR OWNED PROPERTIES PRIVATE ROADS 100 YEAR FLOOD PLAIN HICKORY CREEK FLOODWAY Appendix MAP 4 . VILLA GE OF SHOR EHAM EXIS TING LAND USE MAP IIABONMA!£~! ~ · ARCttJ£CT\lt£·,-..ARt.:AJWATWlON'I SlJMY1.'«:; ·LA.NOSCAPEA.l'CHITEOV2E· PlA,'ffNC 53 �54 Appendix I 1- ~ -1 OFFICIAL ZONING MAP R-1 • CJENTRY COURT HIGHLANDS REnAM __J '--- 7 R-3 = MULTI-FAM ILY RESIDENTIAL C = LIMITED LOCAL COMMERCIAL ED St. Joseph Charter Township Master Plan /' I I OPEN SPACE (FLOOD PLAIN) EROSION HAZARD DISTRICT NOT PART OF VILLAGE PRIVATE ROADS I~ I I ---I ESTATE RESIDENTIAL SUBURBAN RES IDENTIAL R-2 ________! OS(RP) f/ d//J'.1/1//41 = I 100 YEAR FLOOD PLAIN HICKORY CREEK FLOODWAY ~~ii~~ ~~~a~~st 0th~eiiffici:a~; ~/~g isM~~~ ZJo,tg, t,af9jgp~~e:;rt ~~dthe Zoning Ordinance of 1991, U.S. amended Village of Shoreham, Michigan. President Clerk Date of Adoption Amended: 01-06-81 12-03-91 07-07-92 On May 10, 1995, by official action of the Village Council, the following change was made of the Official Zoning Mop: Approximately 27 acres of section 9 from C to R-1. 1-12-01 MAP 6 VILL AGE OF SHO REH AM OFFI CIAL ZON ING MAP N.W. corner of Maiden Lane and Lakeshore Drive changed to R-3. t I I ABONMA~~! B<iMDING· AIOfl~ · MA!IN,\/WATBJIONT SUCM"fl<; • w.csc:»EAR":'fCiCl'..A( • PI..AAltlNG �St. Joseph Charter Township Master Plan FUTURE LAND USE PLAN RESIDENTIAL COMMERCIAL OPEN SPACE VILLAGE OWNED PROPERTY HIGH RISK EROSION AREA r;@;& Y :?d POTENTIAL VILLAGE AREA MULTI-FAMILY PRIVATE ROADS ❖=a:❖;•;❖j 100 YEAR FLOOD PLAIN HICKORY CREEK FLOODWAY I LOW IMPACT COMMERCIAL Appendix MAP 5 VILL AGE OF SHO REH AM FUT URE LAN D USE PLAN IIABONMA!f.~! ENQ~•.-..o; ir~'f • MAP.lf,V,,IW'AfERfRONT SLIRVEYING• L,U,OSCA.1>£ARCMtiCI Ll!E ·PLAN.....0 f 55 �APPENDIX C. EXPENDITURES PER PERSON ACTUAL & PROJECTED The overarching goal of the St. Joseph Charter Township Master Plan is to have “A community of healthy living opportunity connected to nature.” The individual goals in Chapter 3, detail paths to achieving the overarching goal by taking advantage of opportunities and overcoming obstacles. Accomplishing those individual goals represents a degree of change in the community. What is the driving factor behind that change? It is the need to have sufficient revenues to support the operation of the Township in terms of facilities and personnel to provide services to the residents. Consider the following table. It shows actual expenditures expressed as dollars per person. During the six-year period from 2010 to 2016 annual General Fund expenditures increased from $1.13 million to $1.39 million. This $256,000 increase represents a 22.6% change in annual expenditures. With a very stable population the expenditures per person increased from $113.26 to $140.90. This is not an unexpected or excessive change. Munetrix, an independent private sector firm, evaluates critical financial metrics from Township and Michigan Department of Treasury data and provides a rating of the municipal fiscal health. St. Joseph Charter Township received an “excellent” rating. Quite simply while the Township manages its resources well, the cost of operating government does increase. 56 Appendix The following graph illustrates what the projected expenditure in dollars per person is likely to be under three scenarios. 1. Stable – the population remains virtually unchanged during this period 2. 2% Growth – the overall population grows 2% annually 3. 3% Growth – the overall population grows 3% annually An assumption is the cost of Township government is independent of growth in population. In a township that is almost built-out this is a supportable assumption. The area to be maintained is not going to change. Municipal services do not have to be extended. Therefore, a built-out municipality can provide services more efficiently through a higher density of population than a more rural, developing municipality. Year 2016 2015 2014 2013 2012 2011 2010 Population Expenditures 9,879 9,879 9,923 9,934 9,970 10,011 10,027 $1,391,980 $1,244,958 $1,095,171 $1,198,540 $1,212,442 $1,058,117 $1,135,648 Expenditure per Person $140.90 $126.02 $110.37 $120.65 $121.61 $105.70 $113.26 While the “burden” of operating government is spread out over more persons, the underlying driving factor is the increase in taxable revenue that an expanded population represents. To fund the increasing cost of government, the three options for enhancing revenue are to increase the tax rate, increase the number of taxable entities, or increase the taxable value. The latter two options are inherently more supportable. In an established area, supporting a larger population is best accomplished through “infilling” where possible. Since multiple large tracts of land for traditional single-family homes are not available, what land remains needs to have a higher density and associated higher valuation to generate additional revenues. This supports the concept of providing “missing middle housing” in selected areas of the Township. It will provide for a larger population and increase the tax base while also affording alternative housing types that many in the next generation are seeking. This will keep St. Joseph Charter Township an attractive and desirable community. In summary: • The costs of operating government is increasing and the Township, despite its “excellent” rating and efficient use of resources, is not immune to the aforementioned fiscal pressures. • Increasing the number of taxable entities and taxable value is more supportable than raising the tax rate. • High quality and compact development is key because it leverages and aligns the economic and demographic opportunities. St. Joseph Charter Township Master Plan �$180 Expenditures per Person Based on a Stable, 2% Growing and 3% Growing Population $170 Stable Population $160 2% Growth in Population $150 $140 $130 3% Growth in Population $120 $110 $100 $90 Projected $/Person Actual $/Person $80 2010 2011 2012 2013 2014 ....... St. Joseph Charter Township Master Plan Actual 2015 ....... 2016 Stable 2017 □ 2018 2% Increase 2019 ....... 2020 2021 2022 2024 2026 3% Increase Appendix 57 �Lo Esse x C Carley Kevin example could be implemented. Grant Ansley Miller Lattimer Clemens Vineland Maple 07 E asy Kim PARKING B-2 B-2 Sherid an Me ade Waden1a 3 R-3 Lincoln Carrie Field McLi n PARKING Locust Celina Ventnor Lincoln Tr a il Tanbark Hi l Est ates Estate s r Nash K e d zi e Chapter 4. Future Land Use Anthony 4 2 Va 58 M e adow Westwo od 5 Nelson e B-2 A Planned Unit Development Overlay R-5 Tu cke r District is one scenario in which this Height s E s t at e s i ew ll e y v Aurilla O a kr i d g Jean Ann Aurilla Old Hick ory Tr a f a Family Homes in a connected, amenity-rich environment are desired by young and old Trebor alike. in se La Valley Vi e w D Trail George 0 05 Fairlawn C i r cl e R-1 smaller Single 4 Cottage Courts, Duplexes, land ga H i cko r y Washing ton Cleveland M a r i l yn ic LINCOLN ROAD C ko Sa re ry nd ek ra k on G ar den View Attractive Mansion Apartments, Rowhouses AcoMissing rn and similar Middle Housing types O u te r can respect and better transition into existing Briarcliff residential neighborhoods. 03 Susa n OA r ve Mixed-use building(s) with active storefront frontages can include commercial or office alleresidential space belowVand above. y SR Ri 02 LE s R-2 Wedgewood Va lley A pedestrian-oriented streetscape and high quality mixed-use environment can be desirable both for existing neighborhoods and new development. Streetscape may include bike lanes, on-street parking, street trees, landscaping, sidewalks, seating, etc. NI R-2 ile 01 Brow n School Vine wood h ep R-4 Yu Willow N It does not represent an exact plan to be implemented nor is it site specific. Rather, its purpose is to promote conversation, Karen understanding, and identification of opportunities that may be appropriate or exist elsewhere in the Township. ew lvi 6 ExistingZoning ve rb en os R-4 R-1 J nt B-2 B-2 Ri i Sa I-1 Manor stol R-5 I-1 The Illustrative Plan is a conceptual example to support Chapter 3. Goals, Objectives, and Actions, Chapter 4. Future Land Use, and more specifically, the types of land use development and character proposed in the areas designated as Neighborhood MixedUse (page 32). Bri H Hawth orne Lu Al ra E nt APPENDIX D. ILLUSTRATIVE PLAN EXAMPLE B-1 ra Royalton Heights re Fo Lo P oi Pin e nt Po i le ag Marvin M an i t o u OAKRIDGE ROAD WI9 4 St. Joseph Charter Township Master Plan Lo Royal Crest �1 2 6 6 The existing is provided an additional building to hold the corner, sidewalks, landscape improvements, and crosswalks. 3 7 The existing frontage includes a large setback dominated by a driveway and a parking garage. 7 The existing garage is converted into additional living space as a two-story structure built over the existing driveway. 7 A new wing is added, creating an entry courtyard and preventing the garage and driveway from dominating the street view. 4 5 7 4 5 St. Joseph Charter Township Master Plan 7 A detached outbuilding is built in the The garage is removed altogether, front yard, creating a private interior in its place sits a one-story addition delineating the street. A garden is in courtyard. the backyard. Source: Sprawl Repair Manual, Galina Tachieva et al, Island Press, 2010 Appendix 59 �APPENDIX D. COMMUNITY VISION DOCUMENT Reserved for St. Joseph Charter Township Community Vision 60 Appendix St. Joseph Charter Township Master Plan ��I I - WIGHTMAN & ASSOCIATES, INC. lliiil ENGINEERING ♦ SURVEYING ♦ 230PipestoneRoad BentonHarbor,MI4902 (269) 927-0100 www.wightman-assoc.com ARCHITECTURE � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context St-Joseph-Charter-Twp_Master-Plan_2017 Creator An entity primarily responsible for making the resource St. Joseph Charter Township Planning Commission, St. Joseph Charter Township, Berrien County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2017-07-10 Title A name given to the resource Master Plan Description An account of the resource The Master Plan for St. Joseph Charter Township was prepared by the Planning Commission with assistance from Wightman & Associates, Inc. and was adopted on July 10, 2017. Contributor An entity responsible for making contributions to the resource Wightman & Associates, Inc. Subject The topic of the resource Master plan reports St. Joseph Charter Township (Mich.) Berrien County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/beed8de720f7a5c372e67660d5acc802.pdf 652d20bd5a6cc49aa1f83b4380dea77a PDF Text Text FINAL DRAFT (C(O)MOFmJEilffiEN§ITVJE JFJLAN City of St. Joseph, Michigan - - - - - - - - - - - GoRAADCblesl'C @ �COMPREHENSIVE PLAN ST. JOSEPH, MICHIGAN Prepared for: CITY OF ST. JOSEPH St. Joseph, Michigan FEBRUARY 1993 Project E13991 Prepared by: GOVE ASSOCIATES INC. 1601 Portage Street Kalamazoo, Michigan �City of St. Joseph Planning Commission Burton Baker Robert Ehrenberg Patsy Hartzell Jerry Heppler Daniel Hopp Richard Lambrecht Rosemarie Reissmann Jeffrey Schmidt William Thomas Wes Harper, Jr. (Ex-Officio) �TABLE OF CONTENTS INTRODUCTION ................................................. i PART I: INVENTORY, TRENDS AND PROJECTIONS • PHYSICAL FEATURES ...................................... Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Climate ............................................. Soils ............................................... Topography and Natural Features .......................... Environmental Contamination Sites . . . . . . . . . . . . . . . . . . . . . . . . . Floodplain . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sensitive Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A-1 A-1 A-3 A-5 A-6 A-6 A-7 A-7 POPULATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-1 Population Trends . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B-1 Age Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B-1 Population Density . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B-5 Race Composition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B-5 Household Types . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B-5 Population Projections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B-7 Trend Analysis Projections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . B-1 O HOUSING . . . . . . . . . . . . . . . . . . . . . . . . . . Occupancy and Tenure of Housing Units Types of Housing . . . . . . . . . . . . . . . . Housing Values . . . . . . . . . . . . . . . . . . Age of Housing . . . . . . . . . . . . . . . . . . Household Projections . . . . . . . . . . . . . .... .. ..... .. ........ ..................... ..................... ..................... ..................... ..................... C-1 C-1 C-1 C-4 C-6 C-7 ECONOMY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . D-1 Unemployment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . D-1 Employment by Industry . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . D-3 Principal Economic Base Employers . . . . . . . . . . . . . . . . . . . . . . . . D-6 Available Industrial Sites in Berrien County . . . . . . . . . . . . . . . . . . . . D-8 Income ............................................. D-9 Taxes ............................................. D-10 PUBLIC AND QUASI-PUBLIC FACILITIES ........................ E-1 City Hall . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E-3 Police Department . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E-4 Fire Department . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E-5 Recreational Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E-5 School District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E-8 Mercy Memorial Medical Center . . . . . . . . . . . . . . . . . . . . . . . . . . E-13 Churches . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E-16 Historic Sites . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E-17 �Page YWCA of South Western Michigan ·. . . . . . . . . . . . . . . . . . . . . . . . . KRASL Art Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . The Benton Harbor-St. Joseph YMCA Family Center . . . . . . . . . . . Maud Preston Palenske Memorial Library . . . . . . . . . . . . . . . . . . . . Water ............................................. Wastewater Treatment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Electricity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Natural Gas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Public Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . National Functional Classification System . . . . . . . . . . . . . . . . . . . . Average Daily Traffic Trends . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E-17 E-18 E-18 E-19 E-19 E-20 E-21 E-22 E-22 E-22 E-22 PUBLIC PARTICIPATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . F-1 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . F-1 St. Joseph Questionnaire Results . . . . . . . . . . . . . . . . . . . . . . . . . . F-1 Tabulated Survey Results ................................ F-1 Comments from Survey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . F-5 Cross-Tabulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . F-7 St. Joseph Planning Questionnaire . . . . . . . . . . . . . . . . . . . . . . . . F-15 St. Joseph Key Person Survey Results . . . . . . . . . . . . . . . . . . . . . F-17 EXISTING LAND USE ...................................... Introduction .......................................... Land Use Classifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Existing Land Use Inventory/Analysis . . . . . . . . . . . . . . . . . . . . . . . Existing Land Use Inventory/Analysis: Planning Areas . . . . . . . . . . . Potential Areas of Conflict . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . G-1 G-1 G-1 G-2 G-5 G-9 PART II: FUTURE LAND USE, GOALS, OBJECTIVES AND STRATEGIES GOALS, POLICIES AND ACTIONS FOR THE FUTURE ............... H-1 FUTURE LAND USE ........................................ Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Future Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Residential . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Commercial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Industry . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Public Land . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-1 1-1 1-1 1-1 1-4 1-6 1-7 1-8 CONCLUSION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . J-1 APPENDIX A - St. Joseph Planning Questionnaire St. Joseph Key Person Survey �LIST OF TABLES TABLE 8-1 POPULATION ............................................ 8-1 8-2 AGE DISTRIBUTION FOR ST. JOSEPH, BERRIEN COUNTY, MICHIGAN . . 8-2 8-3 AGE DIST~IBUTION FOR ST. JOSEPH: 1980-90 .... . .............. 8-4 8-4 POPULATION DENSITY .................................... 8-5 8-5 RACE AND HISPANIC ORIGIN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8-6 8-6 HOUSEHOLDS: ST. JOSEPH, BERRIEN COUNTY, MICHIGAN . . . . . . . . . 8-6 8-7 COHORT-SURVIVAL PROJECTIONS ........................... 8-8 8-8 POPULATION PROJECTIONS ............................... 8-10 C-1 OCCUPANCY AND TENURE OF HOUSING UNITS ................. C-2 C-2 TYPES OF HOUSING UNITS: 1980-1990 ........................ C-2 C-3 TYPES OF HOUSING UNITS IN ST. JOSEPH, BERRIEN COUNTY, MICHIGAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . C-3 C-4 MEDIAN VALUE OF OWNER-OCCUPIED HOUSING UNITS ........... C-5 C-5 VALUE OF OWNER-OCCUPIED HOUSING UNITS ............... . . . C-5 C-6 CONTRACT RENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . C-5 C-7 AGE OF HOUSING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . C-6 C-8 HOUSEHOLD SIZE AND OCCUPIED HOUSEHOLD PROJECTIONS ..... C-7 C-9 HOUSING UNIT FORECAST ................................. C-8 C-10 HOUSING TYPE FORECAST: TOTAL UNITS ...................... C-9 C-11 HOUSING TYPE FORECAST: FUTURE NEEDS BASED ON EXISTING UNITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . C-10 D-1 UNEMPLOYMENT RATE .................................... D-1 D-2 1990 EMPLOYMENT BY INDUSTRY: ST. JOSEPH, BERRIEN COUNTY MICHIGAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . D-4 D-3 EMPLOYMENT BY INDUSTRY IN ST. JOSEPH: 1980, 1990 .......... D-5 D-4 PRINCIPAL ECONOMIC BASE EMPLOYERS IN BERRIEN COUNTY . . . . . D-6 D-5 OTHER EMPLOYERS IN BERRIEN COUNTY ..................... D-7 D-6 AVAILABLE INDUSTRIAL SITES ............................... D-8 D-7 INCOME FIGURES FOR ST. JOSEPH AND BERRIEN COUNTY . . . . . . . . D-9 D-8 COMPARISON OF TAX RATES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . D-11 E-1 COMPARISON OF COMMUNITIES ............................. E-2 E-2 RECREATIONAL AREA FACILITIES ............................ E-6 E-3 MARINAS IN THE CITY OF ST. JOSEPH AND NEARBY MARINAS . . . . . . E-7 E-4 STUDENT ENROLLMENT TRENDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . E-9 E-5 FIVE YEAR STUDENT ENROLLMENT PROJECTIONS . . . . . . . . . . . . . . E-10 E-6 LEVEL OF SERVICE FOR ST. JOSEPH SCHOOL DISTRICT . . . . . . . . . . E-11 E-7 ST. JOSEPH PUBLIC SCHOOL FACILITIES ..................... E-12 E-8 SELECTED STATISTICS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E-15 E-9 CHURCHES IN ST. JOSEPH AREA ...................... . .... E-16 E-10 HISTORIC STIES IN ST. JOSEPH ............................. E-17 E-11 YMCA MEMBERSHIP TRENDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E-18 G-1 CITY OF ST. JOSEPH EXISTING LAND USE ACREAGES ............. G-2 G-2 EXISTING LAND USE DISTRIBUTION FOR CITY OF ST. JOSEPH ...... G-7 1-1 LAND USE DISTRIBUTION ................................... 1-3 1-2 FUTURE LAND USE REQUIREMENTS: CITY OF ST. JOSEPH ......... 1-3 1-3 FUTURE LAND USE DISTRIBUTION ............................ 1-5 �LIST OF FIGURES Page FIGURE A-1 AVERAGE MONTHLY TEMPERATURES ......................... A-3 A-2 AVERAGE MONTHLY PRECIPITATION .......................... A-4 A-3 AVERAGE MONTHLY SNOWFALL ............................. A-4 8-1 AGE DISTRIBUTION: ST. JOSEPH, BERRIEN COUNTY, MICHIGAN ..... 8-3 8-2 AGE DISTRIBUTION: ST. JOSEPH 1980-90 ..... ............. ..... 8-4 8-3 AGE/SEX DISTRIBUTION FOR ST. JOSEPH: 1990 ................. 8-9 8-4 AGE/SEX DISTRIBUTION FOR ST. JOSEPH: 2015 . . . . . . . . . . . . . . . . . 8-9 8-5 POPULATION PROJECTIONS FOR ST. JOSEPH . . . . . . . . . . . . . . . . . . 8-11 C-1 HOUSING UNITS BY TYPE: ST. JOSEPH . . . . . . . . . . . . . . . . . . . . . . . . C-4 C-2 HOUSING UNITS BY TYPE: BERRIEN COUNTY . . . . . . . . . . . . . . . . . . . C-4 C-3 VALUE OF OWNER-OCCUPIED HOUSING UNITS: 1990 ............. C-6 D-1 UNEMPLOYMENT TRENDS: 1988-1991 ......................... D-2 E-1 AVERAGE DAILY WATER PRODUCTION ....................... E-20 LIST OF MAPS MAP A-1 A-2 E-1 E-2 E-3 G-1 G-2 1-1 LOCATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A-2 PHYSICAL FEATURES ..................................... A-8 NATIONAL FUNCTIONAL CLASSIFICATION SYSTEM .............. E-23 AVERAGE DAILY TRAFFIC COUNTS .......................... E-25 AVERAGE DAILY TRAFFIC TRENDS .......................... E-26 EXISTING LAND USE ...................................... G-3 PLANNING AREA BOUNDARIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . G-6 FUTURE LAND USE MAP .................................... 1-2 �INTRODUCTION �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ INTRODUCTION • This Comprehensive Development Plan for the City of St. Joseph, in Berrien County, Michigan, is an update of the City's Comprehensive Plan adopted in 1976. This Plan incorporates updated information and ideas, as well as key features of the 1976 Comprehensive Plan, to create paths the City may follow to reach established goals. The process of updating St. Joseph's Comprehensive Plan will identify many of the changes that have occurred since the 1976 Plan was implemented. This Plan will identify existing trends, patterns, facilities, land uses and other information to make projections to meet St. Joseph's future needs. In order to develop a plan, as opposed to just an inventory of existing conditions, goals must be developed that reflect the desires of the community and its residents. Once the goals and objectives have been developed - that detail St. Joseph's preferred future - they must be compared with the projections established in this Plan to form strategies. Strategies are developed to implement goals to help the City and its residents meet the established goals and objectives during the planning period. Care must be exercised that individual strategies are compatible within all goals. The Comprehensive Plan should be designed to build on the community's existing strengths and lessen or eliminate the effects of the area's weaknesses. @ CITY OF ST. JOSEPH COMPREHENSIVE PLAN �[pffi\(ruu ~ ~ orM [ElMu (Q)[ffiW u[ffi[ElM [Q)~ {J ffi\rM [Q) [pl[ffi(Q)J [E(Gu□ (Q) rM~ PHYSICAL FEATURES �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PHYSICAL FEATURES The physical features of a community are facts that generally resist change. Since physical features , essentially do not change, plans are designed to accentuate the area's strengths and minimize the weaknesses of the area's physical features/setting. Michigan to the west, Van Buren County to the northeast and Cass County to the east. To the south is La Porte County, Indiana and St. Joseph County, Indiana. Berrien County is 90 miles from Chicago and is located in the Chicago-Detroit industrial corridor. Distances to major metropolitan areas are: Location The location of St. Joseph is one of the City's physical features that should be accentuated in any plan developed by the City. St. Joseph is the County Seat of Berrien County and is essentially two separate peninsulas, and an island, surrounded by various water features. The southern peninsula, which makes up the largest portion of St. Joseph, is bounded by Lake Michigan to the west, the St. Joseph River to the north and east, and St. Joseph Township to the south. The northern portion of St. Joseph is bounded by Lake Michigan to the west, the St. Joseph River to the south, the Paw Paw River to the east and Benton Township to the north. A large portion of the northern portion of St. Joseph is currently devoted to industrial uses. Marina Island is also within the City's boundaries. This island is located in the St. Joseph River and is connected to both the southern portion of St. Joseph, and Benton Harbor, by Business Loop US-31. Since water features provide a large portion of the City's boundaries the potential for geographic expansion of the City is limited. While expansion is limited there are several areas in the City which can benefit from redevelopment. Ann Arbor, Michigan Battle Creek, Michigan Chicago, Illinois Cleveland, Ohio Detroit, Michigan Flint, Michigan Grand Rapids, Michigan Indianapolis, Indiana Jackson, Michigan Kalamazoo, Michigan Lansing, Michigan Mackinac Bridge South Bend, Indiana 145 71 90 300 183 170 83 160 112 50 120 302 33 Miles Miles Miles Miles Miles Miles Miles Miles Miles Miles Miles Miles Miles Development and population in Berrien County is dense enough that the County has been designated a Metropolitan Statistical Area (MSA), known as the Benton Harbor MSA. Map A-1 shows the location of Berrien County in relation to Michigan and surrounding States. The map also shows the relationship of St. Joseph to other communities in Berrien County. Berrien County is the most southwestern county in Michigan's lower peninsula. The County is bounded by Lake 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN A-1 �---------------------- PHYSICAL FEATURES MAP A-1 - .LOCATION CANADA M!~apolis Milwaukee • Philadelphia ittsburg!Lr County Seat: St. Joseph ® ~~~ fj(~ Benton Harb St. Jose Shoreh v--i oloma ervliet ER R I EN I I Eau Claire 0 i I ien Springs IYO 51 New Buff ala Grand Beach ., Michiana A. Buchanan0 =+__. · s ien 0 -. -.i....:c:J==~ :iK;:;;jj"~~ -.@ SOURCE: 0 Michigan Department of Commerce CITY OF ST. JOSEPH COMPREHENSIVE PLAN A-2 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PHYSICAL FEATURES being the month with the highest average amount of precipitation (3.8"). Generally, February is the driest month with a total average of 2. 1 inches of precipitation (Figure A-2). The average amount of snow that falls per month can be seen in Figure A-3. January, with 20.7 inches, is generally the month with the greatest snowfall. The average seasonal snowfall is 67 inches. The prevailing wind is from the south-southwest. Average wind speed is highest, 12.4 miles per hour, in March from the north-northwest. Every one year in 10, the last freeze occurs later than May 15 and the first freeze occurs earlier than October 5 (USDA). Climate Climate, like location, is a physical feature that is • impossible for a community to change. The weather patterns of an area must be considered in any long-range planning activities. Figure A-1 shows the average monthly temperatures for the area (based on data collected between 1948 and 1977). The coldest month of the year is generally January with an average temperature of 25.3 ° F. The warmest month of the year is generally July with an average temperature of 71.7°F. The average annual precipitation is 36 inches with April FIGURE A-1 AVERAGE MONTHLY TEMPERATURES TEMPERATURE (FO) 90...------------------, ~ ~ ~ ~ ~ ~ g_.G g_<J:' ~-:) ~-:) ~ 't' 't' ~'t' ,t,'?, ~ ~,- ~ -.)~ 'S ~ -.)" 'S .... MONlH ~ ~ ~ ~ ~ ,;;,'> 'l><,) g;,0 'l><,) 'l><,) "'G , _~ ~CJ .,~ ~~ ,., f'~ c:f> 0-.\~ ~G "If' c,v ,..: (> - - - AVERAGE HIGH · -AVERAGE • • • · • AVERAGE LOW SOURCE: U.S. Department of Agriculture @ CITY OF ST. JOSEPH COMPREHENSIVE PLAN A-3 �----------------------------- PHYSICAL FEATURES FIGURE A-2 AVERAGE MONTHLY PRECIPITATION PRECIPITATION (INCHES) 4.0,,,-------------------, .... ·:::: 3.o+.......,r-----1:::: ::::. - - - ..-..---1•::::t-.-.. -..r_--1 ::::. ·:::. ►.- .·:::. ::::. ·:.·:. ·.·:.·. 7:-:-:" ·.·.·.·.· ·::.·: ::.·: .·:.·: -:-:-:-:-: - -:-:-:-:-:-:-:-:-:-:-:-:-:-:-::-:-:-:-:-:-:-:-:-:-:-:-:-:-:-:-:-:-::-:-:-:-:-:-: 2.()- -:-:-:-:-= :-:-:-:-:-:-:-:-:-:-:-:-:-:-:-:-:-:-:-:-:-:-:-:-:--:-:-:-:-:-:-:-:-:-:-:-:-:-:-:-:- -::::. ::::. ·:::. ·:::: ·:::: ·:::: .-:.-: ::::. ::::. ·:::. ·:::. ·:::. 1.1>- -:-:-:-:- : :-:-:- :-:-:-:- :-:-:-:-. :-:-:-:-: -:-:-:- : -:-:-:-: -:-:-:-: -:-:-:-:- :-:-: :- : :-:-:- :-: :-:- 0 ................................. .. .. .. t.AONlH FIGURE A-3 AVERAGE MONTHLY SNOWFALL SNOWFALL 25;------------------, (INCHES) 20 ~ 15• 10 -:·:::: -:-:-: 1----------------.... t - - - - - - - - - - - - - - - - 1 .. . . ·:::: :::: ~. ............ ,...._ :::: 5 - -:-:-:-:- -:-:-:-:- :-:-:-:- 1------ - - - - - t.AONlH SOURCE: U.S. Department of Agriculture @ CITY OF ST. JOSEPH COMPREHENSIVE PLAN A-4 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PHYSICAL FEATURES brown, mottled clay to a depth of about 60 inches. Unlike the weather and the location of a • community there are methods to accommodate the soils in a given area by planning around any serious limitations of the soils. Berrien County consists of eight major soil associations. Of these eight associations two are dominant in St. Joseph: Blount-Rimer Association and Shoals-CohoctahAbscota Association. The following descriptions are from the Soil Survey of Berrien County, Michigan: Blount-Rimer Association - This association makes up 18 percent of the county. It is about 40 percent Blount soils, 20 percent Rimer soils, and 40 percent soils of minor extent. Blount soils are nearly level or gently sloping and somewhat poorly drained. The surface layer typically is dark grayish brown loam about 9 inches thick. the mottled subsoil is about 25 inches thick. The upper part is yellowish brown, firm silty clay loam; the lower part is dark yellowish brown, firm clay. The underlying material is yellowish brown, mottled clay loam to a depth of about 60 inches. Rimer soils are nearly level or gently sloping and somewhat poorly drained. The surface layer typically is very dark grayish brown loamy fine sand about 9 inches thick. The mottled subsurface layer, about 23 inches thick, is pale brown and yellowish brown, loamy fine sand or fine sand. The subsoil, about 9 inches thick, is gray, firm clay. The underlying material is yellowish 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN Most of the soils in this association have been cleared and drained. They are used for cultivated crops that are common in the county and for hay and pasture. Orchards and vineyards are common. There are some swampy, undrained areas. Wetness and restricted permeability are the main limitations. If adequately drained, the soils in this association are well suited to cultivated farm crops. They are also well suited to hay, pasture and woodlands. These soils are poorly suited to building site development and septic tank absorption fields. A high water table is the main limitation. Shoals-Cohoctah-Abs cot a Association - This association makes up two percent of the county. It is about 30 percent Shoals soils, 30 percent Cohoctah soils, 25 percent Abscota soils and 15 percent soils of minor extent. Areas of these soils are on bottom lands, floodplains, or terraces along rivers and streams. The Cohoctah soils are on lower elevations than the Shoals and Abscota soils. The Abscota soils are on higher elevations than the Shoals and Cohoctah soils. All of these soils are subject to flooding. Shoals soils are nearly level and somewhat poorly drained. The surface layer is dark grayish brown silt loam about 9 inches thick. The underlying material is multicolored, stratified silt loam, loamy fine sand, A-5 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PHYSICAL FEATURES fine sandy loam, and loamy fine sand to a depth of about 60 inches. Cohoctah soils are nearly level and poorly drained. The surface soil is very dark grayish brown and very dark gray sandy loam about 15 inches thick. The mottled underlying material is mostly dark gray silt loam in the upper part and very dark gray fine sandy loam in the lower part to a depth of about 60 inches. Abscota soils are nearly level to gently sloping and moderately well drained. The surface layer is dark brown sandy loam about 1O inches thick. The mottled, loose sand subsoil is about 29 inches thick. The upper part is light gray, and the lower part is pale brown. The underlying material is multicolored sand to a depth of about 60 inches. The Shoals and Abscota soils are well suited to hay, pasture and trees. The Shoals soils are well suited to cultivated crops. The Abscota soils are fairly suited to cultivated crops and some recreation uses. Shoals soils are fairly suited to poorly suited to recreation uses. Cohoctah soils are poorly suited to cultivated crops, hay, pasture and recreation uses and are well suited to woodland. The soils in this association are poorly suited to building site developments and septic tank absorption fields because of flooding. 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN Topography and Natural Features Like soils, the topography and natural features of an area should be accommodated, even though certain topographical or natural features can be changed. One natural feature that cannot be easily changed is Lake Michigan, which creates St. Joseph's western border. This is by far the most important natural feature in not only St. Joseph but in the four State region. The lake's influence on the region and St. Joseph is very great. The other major water features that directly influence St. Joseph are the St. Joseph River, the Morrison Channel, the Paw Paw River and south of St. Joseph, Hickory Creek. Lake Michigan, whose approximate mean lake elevation is 580 feet, is the lowest elevation in St. Joseph. The St. Joseph and Paw Paw Rivers are essentially the same elevation. The City's southern portion is situated on a plateau which protects the City from fluctuating lake and river levels. The plateau's elevation is roughly 650 feet. This plateau, which forms the more developed part of St. Joseph, is divided by a valley which acts as a drain for much of the area's surface water. The valley's elevation drops below 600 feet. Environmental Contamination Sites Michigan has listed all of the sites of environmental contamination that pose some threat to the State's environment. Berrien County had 68 sites listed in the 1991 list published by the Michigan Department of Natural Resources. One of the State's top priority sites is located in St. Joseph, north of the St. Joseph A-6 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PHYSICAL FEATURES River. The site is listed as Auto Specialties and has detectable levels of lead, arsenic, chromium, PCBs and benzene. A remedial action plan has not been approved by the Michigan Department of Natural Resources but interim response activity has been provided. The only other site in St. Joseph currently listed by the Department of Natural Resources is the Enterprise Oil Tank Farm. The site is located on Marina Island and has detectable levels of Benzene and Toluene. The approximate location of these sites can be seen on Map A-2. Sensitive Areas Sensitive areas in St. Joseph consist of beaches and wetlands (Map A-2) . Along much of Lake Michigan's shoreline are vast stretches of sandy beaches. These beaches require special attention to minimize erosion from wind and wave action. Wetlands are also present in St. Joseph and are shown on Map A-2. The majority of wetlands in St. Joseph are adjacent to the St. Joseph River, but others exist in both the northern and southern portions of the City. Floodplain The 100-year floodplain, as defined by the Federal Emergency Management Agency, is shown on Map A-2. The floodplain designates areas which are susceptible to flooding - the 100-year designation means that during any particular year there is a 1 in 100 chance of the area flooding. The largest areas that are in the floodplain are along the St. Joseph and Paw Paw Rivers, which are more susceptible to short-term fluctuations than the lake. The majority of Marina Island is in the floodplain as is the area between 1-94 Business and the Paw Paw River. A narrow band of land along Lake Michigan's shoreline is also in the 100-year floodplain. St. Joseph has a valley which crosses the City from the southwest to the northeast. This valley contains many flood-prone areas that are not directly related to either the lake or the rivers. 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN A-7 �1......-//.1/' ,,/<._ ,, ( \ ~ ~ LEGEND I I 100- YEAR FLOOD PLAIN ~ WETI..AND l :;;;:;;;:;i;i;:;;;;;;;;;;1 BEACH ~ · ~ <' c§ a- -.. SITE OF ENVIRONMENTAL CONTAMINATION ~1/)>dl/_~Q~ - ~ /111 . . ~~ »~a& v~~vA f::t~t:t ~ B/flie/ ~k]~~ ✓ __;ooE:..~ DD I CHER ·~ □~ II ~ AVE :mLJ 1 1r - ~~1AVE 11-;J~lQuVE_,...__..,i ~ON!;;) AVE I ~jh,,0HA\\l(J~ ,\\ I, 8 ~ j =~l.E'MS ~ARION &OIJAYrl< AI LNl I ~~ !ill.I.CREST ~~L 2 ~~ 1m_JE:J"Elowo7 ~,VAN~,~ kf -·- .□~GQD~ ICQlUMBIA JI A',,t I~ L.,, ...~t,,;;;.;;J~ ~,~□□Hl]~L =~. 'f\-•1 □~ (l '\ .,_" '"vn~c ' -•• • - • ·-·-·J I ~a"'- • -JUI L'1t>I ::JA ■ :::::::!._~ c:::> ~ •L . .i•~,-------.....,--~M~ A P ~ A~ 2 ---~1 SAINT JOSEPH , I • SCALE P'a•.•500· o· 1ooo· 1500· I MICHIGAN 2500· GOVE ASSOCIATES INC. ~I I I PHYSICAL FEATURES MAP 1 �• • • • • •II • • •• • •II , II • • • • POPULATION �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ POPULATION percent. By 1980 the percentage had dropped to 5.6 percent due to the fact that the County's population had continued to increase as the City's population decreased. Between 1970 and 1980 the population of St. Joseph decreased from 11 ,042 to 9,622, or 12.9 percent. Between 1980 and 1990, St. Joseph's population decreased by 4.2 percent - a much smaller decrease than during the 1970-80 period. Berrien County began to decrease in population between 1980 and 1990. In 1990 the County's population of 161 ,378 was 5.8 percent lower than in 1980. Since the County's population decreased at a greater rate than St. Joseph's population, the City increased its share of the County's population to 5. 7 percent. The study of the population of a community is much more than analyzing the number of people ,residing within a given area. To thoroughly understand a community's population, trends must be established that tie the past to the present and identify the diversity and composition of the community's residents. By relating the past to the present, it is possible to project various aspects of St. Joseph into the future. Population Trends Between 1960 and 1990, the population in St. Joseph has decreased by 21.6 percent. During the same period, Berrien County's population increased by 7.7 percent. Table B-1 identifies the population of the City and the County from 1960 through 1990 and shows the relationship between the two areas. In 1960, St. Joseph's population of 11,755 was 7.8 percent of the County's population of 149,865. In 1970, St. Joseph decreased as a percentage of the County's total population to 6. 7 Age Distribution The distribution of the City's residents in relation to their ages is important to determine if existing services and facilities TABLE B-1 POPULATION TRENDS ·::\{::~ . St. Joseph Berrien County St. Joseph as % of Berrien County ··-,:_ %r lit / . . ,. ?( ·•·.·· %: . t %: ·•· change '60~'70 , 1980 · .Change '70-'80 -1990·. 11,042 - 6.1 9,622 -12.9 9,214 - 4.2 -21 .6 149,865 163,940 +9.4 171,276 +4.5 161 ,378 - 5.8 +7.7 7.8 6.7 1960 1970 11 ,755 5.6 (;hange Change _ieo;;.~90 . ·. '60;;.'.90 , 5.7 SOURCE: U.S. Census of Population: 1960, 1970, 1980, 1990 @ CITY OF ST. JOSEPH COMPREHENSIVE PLAN B-1 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ POPULATION are available to meet the demands of all age groups. Table B-2 identifies the age distributions in St. Joseph as well as Berrien County and Michigan. Since St. Joseph's median age of 37.2 is higher than Berrien County's figure of 33.6 or Michigan's median age of 32.6, it is apparent that St. Joseph has a higher percentage of older residents, or a lower percentage of younger residents, than either the County or the State. In 1990 residents under the age of 18 accounted for 17.8 percent of St. Joseph's residents. This figure is considerably lower than the County's 27 percent figure or the State's figure of 26.5 percent. The percentage of residents in the 18-24 age category is not noticeably different in St. Joseph than in the County or State and the percentage of residents in the 25-44 age category is only slightly higher in the City. The percentage of residents in the 45-54 age category is lower in the City and the percentage of residents in the 55-64 age category is not noticeably different than either the County or the State. St. Joseph has a much higher percentage (18.4%) of residents in the 65-84 age group than the County (12.4%) or the State (10.8%). The percentage of residents 85 and over is nearly three times as high in St. Joseph than in the two comparison areas. Figure B-1 graphically shows the age distribution for the three areas. TABLE B-2 AGE DISTRIBUTION FOR ST. JOSEPH CITY, BERRIEN COUNTY AND MICHIGAN: 1990 >t : a§trierf:~ounty:f; . : tMi.¢higijp ;: xNOrli:BIP:i'.:. : :~rbt.T6t~f: r %:af¥8tkt•· · Under 5 506 5.5 11,895 7.4 7.6 5-17 1,138 12.3 31,624 19.6 18.9 18-24 922 10.0 15,562 9.7 10.8 25-44 3,040 33.0 48,272 29.9 32.1 45-54 805 8.7 16,843 10.4 10.2 55-64 818 8.9 14,947 9.3 8.5 65-84 1,693 18.4 20,026 12.4 10.8 85+ 292 3.2 2,119 1.3 1.1 Median Age 37.2 33.6 32.6 SOURCE: U.S. Census of Population: 1990 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN B-2 �- - - - - - - - - - - - - - - - - - - - - - - - - - POPULATION FIGURE 8-1 AGE DISTRIBUTION FOR ST. JOSEPH, BERRIEN COUNTY AND MICHIGAN: 1990 • 35 30 - - - - - -:: , - - - - - - - - - t 25 :i ~ 20 15 10 5 I-- ,- ,- - \I ,- ~ :i: iv ~ 0 UNDER 5 5-17 18-24 25-44 45-54 ACE 55-64 65-84 85+ E/:3 ST JOSEPH [ZZ3 BERRIEN COUNlY c::J Mla-tlGAN SOURCE: 1990 Census of Population • • Between 1980 and 1990 the age distribution in St. Joseph had several noticeable changes (Table B-3). The percentage of children under the age of five increased from 4.5 percent to 5.5 percent of the population, but the percentage of children between the ages 5 and 17 decreased from 15.0 percent to 12.3 percent. The number of college age residents (18-24) decreased by 27.6 percent to lower the percentage of residents in this age group to 10.0 percent. Between 1980 and 1990 the percentage of residents in the 25-44 age group increased 24. 7 percent to account for 33.0 percent of the population. This was one of only three age groups that increased numerically. The 45-54 age group did not change a great deal between 1980 and 1990 as a percentage 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN of the City's population but this age group decreased numerically by 14.7 percent. The number of residents in the 55-64 age group decreased by 33.5 percent, or from 12.8 percent to 8.9 percent of the City's population. It is unusual that both the 45-54 and the 55-64 age group decreased while the median age of St. Joseph increased, it is even more unusual that the 65-84 age group decreased. The 65-84 age group decreased numerically but increased as a percentage of the population - this is possible since the overall population decreased at a greater rate than the age group. The percentage of residents 85 and over increased by 57.8 percent - the largest percentage increase of the eight age groups. Figure 8-2 graphically represents the changes . B-3 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ POPULATION TABLE 8-3 AGE DISTRIBUTION IN ST. JOSEPH: 1980-1990 435 4.5 506 5.5 +16.3 1,441 15.0 1,138 12.3 -21.0 18-24 1,274 13.3 922 10.0 -27.6 25-44 2,379 24.7 3,040 33.0 +27.8 45-54 944 9.8 805 8.7 -14.7 55-64 1,231 12.8 818 8.9 -33.5 65-84 1,733 18.0 1,693 18.4 -2.3 85+ 185 1.9 292 3.2 +57.8 Median Age 36.2 Under 5 5-17 I 37.2 SOURCE: U.S. Census of Population: 1980, 1990 FIGURE B-2 AGE DISTRIBUTION FOR ST. JOSEPH: 1980-1990 NUMBER UNDER 5 5-17 18-2+ 25-+♦ +5-5+ AGE 55-8+ 65-84 65+ r::::i:J 1980 IZZ2l 1990 SOURCE: U.S. Census of Population: 1980, 1990 @ CITY OF ST. JOSEPH COMPREHENSIVE PLAN B-4 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ POPULATION Population Density The population density of an area is dependent upon two factors - land area and population. St. Joseph, with a 1990 population of 9,214 and a land area of 3.4 square miles has a population density of 2,710 persons per square mile (Table B-4). Berrien County, which had a 1990 population of 161,378 and a land area of 576 square miles, had a population density of 280 persons per square mile roughly one-tenth the population density of St. Joseph. Michigan's population density in 1990 was 163 persons per square mile. percent of the City's population, 15.4 percent of the County's population and 13.9 percent of Michigan's population. The percentage of people in the "American Indian, Eskimo or Aleut" category is also smaller in St. Joseph, as is the "Other" category. The percentage of St. Joseph residents in the "Asian or Pacific Islander" category is 1.5 percent higher than either the County or the State. St. Joseph has a lower percentage of residents with Hispanic origins than either the County or the State. Household Types Race Composition The racial composition in St. Joseph is less varied than in Berrien County or the State as a whole. Table B-5 shows that in 1990, 94.9 percent of the City's residents were white - compared to 82.6 percent for the County and 83.5 percent for the State. Blacks make up 3.1 How individuals live, in relation to each other, often reflects the lifestyles and housing needs of a community. Table B-6 shows that of the 4,200 households in St. Joseph, 1,875 or 44.6, are married couple families. This percentage is much lower than either Berrien County or Michigan. Additionally, "Other Family, Male Householder" families account for a TABLE B-4 POPULATION DENSITY ... ··T./ ·-:-·-: . ., ::,••::;:;-:::::··· " ·::•) :,: St. Joseph Berrien County Michigan ·-: ·•. ·.·.·.•- ·Square Miles Population Population Density (Persons Per Sq. Mi.) 9,214 2,710 576 161,378 280 56,954 9,295,297 163 3.4 SOURCE: Gove Associates Inc. 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN B-5 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ POPULATION TABLE 8-5 RACE AND HISPANIC ORIGIN @tNumberf Black American Indiana, Eskimo, or Aleut Asian or Pacific Islander Other Hispanic Origin (any race) 94.9 133,259 82.6 83.5 283 3.1 24,872 15.4 13.9 20 0.2 685 0.4 0.6 142 1.5 1,487 0.9 1.1 26 0.3 1,075 0.7 0.9 113 1.2 2,683 1.7 2.2 SOURCE: U.S. Census of Population: 1990 smaller percentage (2.1%) of households than the County (2.9%) or the State (3.3%). In St. Joseph there are 338 households in the "Other Family, Female Householder" category, or 8.0 percent of all households - lower than the County's figure of 13.3 percent or the State's figure of 12.9 percent. Since the percentage of family households was lower in St. Joseph it follows that the percentage of nonfamily households is much higher. In 1990, 1,900 of the City's 4,200 households were nonfamily households, or 45.2 percent. This is a much higher rate than either the County's rate of 28.1 percent or the State's rate of 28.7 percent. Single person households accounted for 40.0 percent of the City's households compared to 24.4 percent of the County's and 23. 7 of the State's households. This large percentage of single-person households is why the City's median number of persons per TABLE 8-6 HOUSEHOLDS: ST. JOSEPH, BERRIEN COUNTY, MICHIGAN Total Households 4,200 100.0 61,025 100.0 100.0 Married Couple Families 1,875 44.6 33,974 55.7 55.1 87 2.1 1,772 2.9 3.3 338 8.0 8,099 13.3 12.9 1,900 45.2 17,180 28.1 28.7 Householder Living Alone 1,680 40.0 14,861 24.4 23.7 Householder 65 and Over 699 16.6 6,406 10.5 9.3 Other Family, Male Householder Other Family, Female Householder Nonfamily Households Persons Per Household 2.06 2.60 2.66 SOURCE: U.S. Census of Population: 1990 @ CITY OF ST. JOSEPH COMPREHENSIVE PLAN B-6 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ POPULATION household is lower than either the County or the State. One explanation of the larger percentage of single person households is the lar9er percentage of single householders over 65 years of age, which accounts for 16.6 percent of the City's households. Many of these households are occupied by individuals whose spouses are deceased. While this accounts for many of the 1,680 single person households it does not account for all of them. In 1990 there were 981 single person households occupied by residents under 65 - this accounts for 23.4 percent of the City's households and is much higher than the County's rate of 13.9 percent. Population Projections In order to meet the residents of a community's future needs, it is essential that population projections are established that reflect the population over a set period of time. These projections can be one of two major types of projections. The first is based on past trends and the existing population, and shows where the population is likely to go if no steps are taken to change the rate of growth or decline. The second major type of projection is goal oriented and involves establishing what the desired population should be-based on a variety of factors such as population density, services available, land available and many other considerations. Ideally, population projections should be based on a combination of these two styles since trends cannot be ignored and the act of planning is essentially a community's desire to have some control over its future. Cohort-Survival Method of Projection existing population into age groups and projecting each of these age groups into the future. St. Joseph's population has been separated by sex into 18 separate age groups for a total of 36 groups (18 male and 18 female). The size of the 36 groups is based on 1990 Census information. Once the age groups were established each group was moved into the future five years at a time. A survival rate, different for each age and sex group, was applied to each of the 36 groups. The survival rates are based on 1988 national averages which suit this sample well since residents of Michigan and the United States have similar average lifespans (Michigan 73.65, United States 73.88). When the survival rates are applied to each of the age groups, the size of the group decreases as it moves into the future, decreasing more rapidly as the age group matures and ages. Since each age group moves forward, a void is created when the under 5 year old age group moves into the 5-9 year old age group. These voids have been filled by calculating the 1990 ratio of women of child bearing age (1544) to the under 5 age group. In 1990 there was one child in the under 5 category for every 4.004 woman of child bearing age. This ratio has been applied in each of the future time-increments to project the number of children under 5 years of age, and is divided evenly between male and female children. The entire process of projecting each group and determining the number of under 5 years old has been calculated for 1995, 2000, 2005, 2010 and 2015. The individual results, along with the 1990 information, can be seen in Table B-7. This table does not reflect inmigration or out-migration. The Cohort-Survival method of population projections lnvolves separating the 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN B-7 �TABLE B-7 0 COHORT-SURVIVAL PROJECTIONS ('} ~ >-<: .:,:/\, 2000.,., ~ : {~ie :, ;t;fu;i~ • ., Toti(i ·· tk1J:/ en ~ ...., 0 ~ ~II en : :;;ffi~,~ :Mti,i::r ::fJMii~f ;:J6~1:U :Mail} feffi;1e •· ti~~ 468 217 218 435 205 206 411 180 181 361 167 167 334 I 504 I 233 I 234 I 467 I 216 I 218 I 434 I 201 I 203 I 404 I 178 I 178 I 356 235 I 210 I 445 I 231 I 213 I 233 I 234 I 467 I 216 I 218 I 434 I 201 I 203 I 404 241 I 168 I 409 I 235 I 210 I 445 I 231 I 213 I 504 I 233 I 234 I 467 I 216 I 218 I 434 I 246 I 520 I 239 I 168 I 407 I 233 I 209 I 442 I 229 I 212 I 501 I 231 I 233 I 464 212 I 245 I 517 I 237 I 168 I 405 I 231 I 208 I 439 I 221 I 211 I 498 348 I 328 I 676 I 210 I 244 I 514 I 235 I 167 I 402 I 229 I 207 I 436 Under 5 232 274 506 234 234 5-9 235 210 445 231 I 213 10-14 I 241 I 168 I 409 I 523 I I 504 ~II ~II 15-19 I 276 I 247 I 20-24 I 353 I 330 811 25-29 I 477 I 431 I 908 I 351 I 329 I 680 I 30-34 I 455 I 363 I 818 I 473 I 430 I 903 35-39 373 344 717 451 362 813 469 429 898 345 327 672 268 243 511 233 166 399 40-44 286 311 597 368 342 710 445 360 805 463 426 889 341 325 666 265 242 507 45-49 206 221 427 282 309 591 363 340 703 440 358 798 457 423 880 337 323 660 50-54 167 211 378 200 218 418 274 304 578 353 335 688 428 352 780 444 416 860 55-59 171 207 378 162 208 370 194 215 409 266 299 565 343 330 683 416 347 763 60-64 204 236 440 158 198 356 150 199 349 179 206 385 246 286 532 317 316 633 65-69 203 289 492 189 226 415 146 190 336 139 191 330 165 197 362 227 273 500 70-74 147 298 445 170 261 431 158 204 362 122 172 294 116 173 289 138 178 316 75-79 147 266 413 123 270 393 142 236 378 132 184 316 102 156 258 97 156 253 80-84 96 247 343 96 204 300 80 207 287 92 181 273 86 141 227 66 120 186 85+ 71 221 292 87 270 357 93 278 371 84 284 368 89 356 81 Total 4,340 4,874 9,214 4,325 4,758 9,083 4,289 4,638 8,927 4,240 4,515 8,755 4,166 8,542 4,076 ('} ~II II Median Age I = 37.2 683 I 214 Median Age = 38.8 SOURCE: 1990 U.S. Census of Population; Gove Associates Inc. to I 00 I I Median Age = 40.7 Median Age = 43.0 I 267 I 4,376 Median Age = 45.5 I 229 4,242 I 315 I 8,318 Median Age"' 47.5 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ POPULATION FIGURE B-3 AGE/SEX DISTRIBUTION FOR ST. JOSEPH: 1990 MAU FDIAI.£ AOE • P- I I I I 70-7♦ I I 80-84 l 55-158 I I I I I I I I 25-29 I I 20-2♦ I I 15--1 8 I 10-14 5--8 I UNDO< 5 500 400 JOO 200 100 100 200 300 400 500 SOURCE: 1990 U.S. Census of Population; Gove Associates Inc. FIGURE 8-4 AGE/SEX DISTRIBUTION FOR ST. JOSEPH: 2015 MAI.£ FDIAI.£ AOE lt H 80-M 75-79 r 70-74 r I 65-69 I 80-84 I I I I I I I 35-39 I Jo-34 25-29 2.0-24 15-18 10-14 5-9 I 500 -4-00 300 200 100 100 200 300 400 500 SOURCE: Gove Associates Inc. @ CITY OF ST. JOSEPH COMPREHENSIVE PLAN B-9 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ POPULATION Trend Analysis Projections In addition to the Cohort-Survival Method of projecting the population, projections based on past trends in St. Joseph have been calculated. Four separate trends are shown in Table B-8 (in addition to the Cohort-Survival Method). Three linear trends are shown that are based on the changes in population between 19801990, 1970-1990 and 1960-1990. The 10-year trend projection has the least drastic population decreases - due to a slower decrease between 1980 and 1990 than the other two periods. The 10-year trend analysis is also very similar to the Cohort-Survival figures. Between 1990 and 2015, the 10-year trend analysis shows an 11.07 percent decrease in population - from 9,214 residents in 1990 to 8, 194 residents in 2015. The CohortSurvival has a slightly smaller decrease from 9,214 in 1990 to 8,318 in 2015, or a 9.72 percent decrease. The projection based on the 20-year (1970-1990) data has the greatest decrease in population. This projection shows a decrease from the 1990 population of 9,214 to a 2015 figure of 6,929 - a 24.8 percent decrease. The 30-year (1960-1990) trend projection is nearly as dramatic as the 20-year trend analysis. The 2015 figure for this projection is 7,096 - a 23.0 percent decrease. TABLE 8-8 POPULATION PROJECTIONS 10-Year ('80-'90) 9,214 9,010 8,806 8,602 8,398 8,194 -11 .07 20-Year ('70-'90) 9,214 8,757 8,300 7,843 7,386 6,929 -24.80 30-Year ('60-'90) 9,214 8,790 8,367 7,943 7,520 7,096 -23.00 Cohort Survival (in-migration = out-migration) 9,214 9,083 8,927 8,755 8,542 8,318 -9.72 Equilibrium (based on a 9,214 9,151 9,088 9,067 9,047 9,040 decreasing percentage decrease) SUURvt:: 1960-1970-1980-1990 U.S. Census of Population; Gove Associates nc. -1.89 @ CITY OF ST. JOSEPH COMPREHENSIVE PLAN B-10 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ POPULATION approaching 0.0 percent in the future this projection has been tabled "Equilibrium." It is felt that to set an optimistic tone for this Plan this is the projection that should be followed. The final trend analysis is by far the most optimistic of all the projections. This projection is based on the fact that between 1970 and 1980 the City's population decreased by 12.9 percent, and that between 1980 and 1990 the decrease in population decreased by 4.2 percent. If this trend is carried forward the population would decrease by 1.4 percent between 1990 and 2000 and by 0.4 percent between 2000 and 2010. Since the population continues to decrease, but at a much lower rate - These two analyses illustrate the point that without some intervention the City's population will continue to decline in number and increase in age. The "goal" for the City should be a long-range increase in population, reversing the trend of the past 30 years. FIGURE 8-5 POPULATION PROJECTIONS FOR ST. JOSEPH POPUI.AllON 12,000 11,000 ~ 10,000 11 ,042 ~ ........, ~ 9 214 .. .. .. 9!"' ••..; 8, -~·.::: •=..:.:• ..:.·• ~t:... 9,000 h--., 8,000 8 81 4 ~"> ~:---. 7, 000 6 s;, ~9 6,000 s.ooo 4,000 J ,000 2,000 1,000 0 19 0 19~0 1980 1990 19tl5 20 00 2005 2(1 0 211 5 • ••• •• --• · ••• • _,, _ ,,_ COHORT-S\JRll1VAI. 10 YEAR TREND 20 \'EAR TREND 30 'l'EAR TREND EQUILIBRIUM YEAR SOURCE: Gove Associates Inc. 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN B-11 �HOUSING �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ HOUSING The housing in a community is often a direct reflection of the character and economic well-being o# the community. Besides obvious details such as abandoned houses, vacant lots or deteriorated housing units, there are more subtle indicators of a community's housing characteristics that can be used to create a profile of the area's housing stock. Occupancy and Tenure of Housing Units Even with St. Joseph's decreasing population, the City has a higher percentage of occupied housing units than either the County or the State. Of the City's 4,545 housing units, 4,200 (92.4%) were considered to be occupied in 1990. This percentage is higher than the County's figure of 87.8 percent or the State's figure of 88.9 percent. These figures can be seen in Table C-1. One of the main reasons the State and County have a higher percentage of vacant units than St. Joseph is that Michigan and Berrien County have a higher percentage of vacant seasonal units than St. Joseph. Only 1.3 percent of St. Joseph's housing units are seasonal units, compared to 6.4 percent of the County's housing and 5.8 percent of the State's. St. Joseph has a much lower percentage of owneroccupied housing units than either Berrien County or Michigan. Of the City's 4,200 occupied housing units in St. Joseph, 2,396 (57.0%) were owneroccupied in 1990. The remaining 1,804 (43.0%) occupied units were renteroccupied. Berrien County's owneroccupied units account for 69.6 percent of the occupied units and Michigan's owner-occupied units account for 71.0 percent of the State's occupied housing 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN units. Finally, Table C-1 shows that St. Joseph has a much lower percentage of units with over one person per room. The main reason for this is probably the large percentage of single person households. Types of Housing Housing types change to suit the needs of a community. Between 1980 and 1990 the total number of housing units decreased by 0.3 percent - a much smaller percentage decrease than the 4.2 percent decrease the population experienced. This does not mean that a vast number of vacant housing units have been created by the differences. Many of the housing units in St. Joseph are occupied by single person households, so while there are fewer people to fill the housing units, household sizes have been decreasing as well, and occupancy rates stabilizing. Table C-2 shows how the number of single-family homes decreased by 1. 7 percent between 1980 and 1990. This means that 44 homes have been torn down, converted to multiple-family units or converted to other uses such as office or commercial uses. During the same period the number of duplex units has decreased by two and the number of multiple-family units has decreased by 12. C-1 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ HOUSING TABLE C-1 OCCUPANCY AND TENURE OF HOUSING UNITS ? f@1.1sirtg :nJ;itts: 69,532 100.0 100.0 61 ,025 87.8 100.0 88.9 100.0 57.0 43.0 42,452 18,573 61.1 26.7 69.6 30.4 63.1 25.8 71.0 29.0 7.6 8,507 12.2 11.1 59 1.3 4,448 6.4 5.8 40 0.9 1,686 2.4 Total Housing 4,545 100.0 Occupied Housing 4,200 92.4 Owner-Occupied Renter-Occupied 2,396 1,804 52.7 39.7 345 For Seasonal, Recreational or Occasional Use With Over 1 Person per Room Vacant Housing 1.0 100.0 2.8 2.4 2.6 SOURCE: 1990 U.S. Census TABLE C-2 TYPES OF HOUSING UNITS: 1980-1990 Single-Family Units Duplexes Multiple-Family Units Other Total 2,655 58.3 2,611 57.4 -1.7 41 0.9 37 0.8 -9.8 1,857 40.7 1,845 40.6 -0.6 5 0.1 52 1.2 +940.0 4,558 100.0 4,545 100.0 -0.3 SOURCE: U.S. Census: 1980-1990 0 CITY OF ST. JOSEPH COMPREHENSNE PLAN C-2 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ HOUSING over twice the percentage of multiplefamily units as the County (17.2%) or the State (19.6%). The fact that St. Joseph has a high percentage of multiple-family housing units is not a new occurrence, since in 1980, 40.7 percent of the City's housing units were multiple-family. Table C-3 compares St. Joseph's housing to Berrien County and Michigan. St. Joseph has a much lower percentage of single-family homes, duplexes and mobile homes than the County or the State. This also shows that the City has a much higher percentage of multiplefamily housing units than either of the other two areas. Figures C-1 and C-2 graphically demonstrate the types of housing that exist in St. Joseph and Berrien County. With 1,845 multiple-family units (40.6% of the City's housing units), St. Joseph has TABLE C-3 TYPES OF HOUSING UNITS IN ST. JOSEPH, BERRIEN COUNTY AND MICHIGAN: 1990 ::'ii tj~:: u8;®pb;': ::"I r,aera~R::l glio.8i§:I!i: t:MJ¢higa.ii / 1 I/Ncttr)b~r ; Single-Family Units Duplexes Multiple-Family Units Mobile Home, Trailer, Other ·.•.•.•.,.,:,.•ItC>··.;-;.;.;.;. , , ••.•. Nurti~;~r':'.:'· .:::::::;::('}'o':':':•:;:•: IIIINOm~~:::11:: 2,611 57.4 51,424 74.0 69.5 37 0.8 1,331 1.9 3.4 1,845 40.6 11,984 17.2 19.6 52 1.2 4,793 6.9 7.5 SOURCE: 1990 U.S. Census 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN C-3 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ HOUSING FIGURE C-1 Housing Values HOUSING UNITS BY TYPE: ST. JOSEPH The value of owner-occupied housing is increasing in St. Joseph at a greater rate than either Berrien County or Michigan. Between 1980 and 1990 the median value of owner-occupied housing in St. Joseph increased from $36,500 to $66,200 - an increase of 81.4 percent. During the same period the median value of the County's owner-occupied housing increased by 55.8 percent to reach a median value of $52,800. The State's owner-occupied housing increased in value by 55.4 percent to reach a median value of $60,600. Table C-4 shows these figures as well as the relationship between St. Joseph's housing value and the County's and State's housing values. OTHER DUPLEX HOMES 52 UNITS 37 UNITS (0.8%) (1.27.)-~ SINGLE FAMILY HOUSING SOURCE: 1990 U.S.Census of Population FIGURE C-2 HOUSING UNITS BY TYPE: BERRIEN COUNTY MOBILE HOMES 4,793 UNITS (6,91/. DUPLEX HOMES MULTIPLE 1,331 UNITS FAMILY (3.41/.) HOUSING 11,984 UNIT"J..-T'ff""-_ (17.21/.) Figure C-3 graphically demonstrates the differences in the three areas. FAMILY HOUSING SOURCE: 1990 U.S. Census of Population 0 The majority of owner-occupied housing units (54.8%) in St. Joseph are valued between $50,000 and $100,000. Table C-5 shows that St. Joseph has a much smaller percentage (24.6%) of owneroccupied housing units that were valued under $50,000 than either the County (46.8%) or the State (38.5%). In all of the other categories (greater than $50,000), St. Joseph has a higher percentage than either Berrien County or Michigan. CITY OF ST. JOSEPH COMPREHENSIVE PLAN Since there is such a high proportion of renter-occupied units in St. Joseph it is important to compare the monthly rate for renting a housing unit to other areas. Table C-6 shows that St. Joseph's median monthly rent is higher than either Berrien County or Michigan. While St. Joseph has a higher monthly median rental rate, Michigan has a higher C-4 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ HOUSING very uniform with the vast majority of units being in the $250-$499 range. percentage of units whose rent is over $500. Rent in St. Joseph seems to be TABLE C-4 MEDIAN VALUE OF OWNER-OCCUPIED HOUSING UNITS ::: :::~?§{ Coqhfy 1980 $39,000 $33,900 $36,500 107.7 93.6 1990 $60,600 $52,800 $66,200 125.4 109.2 55.4% 55.8% 81.4% % Increase SOURCE: U.S. Census: 1980-1990 TABLE C-5 VALUE OF OWNER-OCCUPIED HOUSING UNITS Less than $50,000 511 24.6 15,460 46.8 38.5 $ 50,000 to $ 99,999 1,138 54.8 13,488 40.8 42.5 $100,000 to $149,999 235 11.3 2,590 7.9 11.4 $150,000 to $199,999 90 4.3 823 2.5 4.1 $200,000 to $299,999 55 2.7 - 473 1.4 2.4 $300,000 or More 47 2.3 207 0.6 1.1 SOURCE: 1990 U.S. Census TABLE C-6 CONTRACT RENT Less than $250 283 16.1 5,249 31.2 25.2 $ 250 - $ 499 1,279 73.0 10,995 65.3 58.0 $ 500 - $ 749 183 10.4 551 3.3 13.9 $ 750 - $ 999 5 0.3 22 0.1 1.9 $1,000 and More 3 0.2 25 0.1 1.0 Median (Dollars) $351 $294 $343 SOURCE: 1990 U.S. Census 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN C-5 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ HOUSING FIGURE C-3 VALUE OF OWNER-OCCUPIED HOUSING UNITS: 1990 PERCENT 60 . . . . - - - - - - - - - - - - - - - - 40 20 10 f.-.·.-!.·!::.j ST JOSEPH IZZZI c:::J BERRIEN COUNTY MICHIGAN SOURCE: 1990 U.S. Census of Population Age of Housing The age of housing units in a community often reveals the character of the community. Older housing is the sign of an established community while newer housing is often the sign of a new and expanding community. St. Joseph, which is a well established community, has a large percentage of older homes. Over 44 percent of the City's housing units were built before 1939 (fable C-7). Houses built between 1940 and 1959 account for over 30 percent of the City's units. Houses built during the past 1O years account for only 4.8 percent of the City's housing units. For comparison, 13.6 percent of the State's housing units were built between 1980 and 1990. TABLE C-7 AGE OF HOUSING IN ST. JOSEPH -.rr -Year Structure Built • -• 1939 or Earlier Number.of Housing Units · :-: % ••:•:•'•:•: 2,006 44.1 1940 to 1949 1950 to 1959 1960 to 1969 680 698 15.0 15.4 565 12.4 1970 to 1979 1980 to March 1990 Total 379 8.3 4.8 100.0 217 4,545 SOURCE: 1990 U.S. Census of Population 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN C-6 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ HOUSING Table C-8 uses population projections and projections for the median household size (persons per household) to determine the number of households to the year 2015. Since household sizes are projected to decrease throughout the planning period, the number of households will not decrease at as great of a rate as the population of St. Joseph. The population is expected to decrease by 1.9 percent between 1990 and 2015. Household Proiections Although St. Joseph is essentially a fully developed community, with very little undeveloped land, there will most likely be some changes in residential land uses due to the changing needs of the area's residents. In order to determine the amount of land that should be devoted to residential uses in the future, it is necessary to determine the number of housing units that will be required. The coordination of several facts and projections is required in order to project housing needs in a community. Before housing projections can be made it is necessary to establish population projections, projected household sizes, trends relating to housing types and current facts relating to housing in the area. A vacancy rate also must be established to allow residents to move to larger, or smaller, homes and to allow newcomers to move to St. Joseph. During the same period the number of households is expected to decrease by 0.3 percent. In 2015 the projected household size for St. Joseph is 2.03 persons per household and 2.42 persons per household for the County. Additional information (rable C-8) indicates that the number of housing units in Berrien County is projected to increase by 5.1 percent by the year 2015. TABLE C-8 HOUSEHOLD SIZE AND OCCUPIED HOUSEHOLD PROJECTIONS ... : <: \tt 1 )-~ sf .J~seph::\:'. \: :::x:::·· :f:_:Jf::::/. : Housihofd i L -.... 'i::Y:e~f : ,:: Pdpuialiofr:;',. _ :;.· \/Lsiia :[ : \{f fouseholds °.li tt9~;~b,otd{ - -• ·: ·•·.• ·• :: :/ . . ,t· t :•::•. ;@,·/::, ff ; ·•· eoplllaticm : ,:,:::, \ Sii~ : JiBouseti:6rds ·_. 1970 11,042 2.62 4,117 163,940 3.19 50,758 1980 9,622 2.14 4,296 171 ,276 2.80 60,276 1990 9,214 2.06 4,200 161,378 2.60 61 ,025 1995 9,151 2.05 4,198 161,900 2.55 62,423 2000 9,088 2.05 4,170 161,700 2.50 63,593 2005 9,067 2.04 4,180 160,300 2.47 63,808 2010 9,047 2.03 4,192 158,500 2.45 63,607 2015 9,040 2.03 4,188 157,800 2.42 64,111 SOURCE: 0 t> •@[( sifri~n po~inty :./ ·ti ·<f, } U.S. Census of Population 1970, 1980, 1990; Michigan Department of Management and Budget; Gove Associates Inc. CITY OF ST. JOSEPH COMPREHENSIVE PLAN C-7 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ HOUSING Table C-9 uses the number of households, established in Table C-8 to determine the total number of housing units required in the City of St. Joseph and Berrien County by the year 2015. The total number of housing units in St. Joseph is projected to change very little from the 1990 figure of 4,545 total housing units. The total figures are based on existing vacancy rates and existing ratios between the number of households and the number of housing units in the City and County. Using this methodology a total of 4,541 housing units will be required in St. Joseph by 2015. This is four units less than existed in 1990. types of housing in the community that existed in 1980 and 1990 were used to project housing percentages to the year 2015. Once these percentages were projected forward, the percentages were applied to the "total" figures from Table C-9 to determine the number of housing units in each of the four categories. Table C-1 O shows that the number of single-family homes will decrease from 2,611 in 1990 to 2,570 in 2015 - a 1.6 percent decrease. During the same period the number of duplexes is projected to decrease by 1O units. Multiple-family units are expected to increase by 2.4 percent between 1990 and 2015 to reach a total of 1,889 units. In order to determine what types of housing will be needed in St. Joseph, the TABLE C-9 HOUSING UNIT FORECAST .·•>: Year r :-:· St. Joseph Occupied Units ... . ... -;:;: Total ::::· :•::;:>:::: ·· Berrien County ciccupie8· Units '°',,/ / :-: -:: :=::" Total . . 1990 4,200 4,545 61,025 69,532 1995 4,198 4,551 62,423 71,125 2000 4,170 4,521 63,593 72,458 2005 4,180 4,532 63,808 72,703 2010 4,192 4,545 63,607 72,474 2015 4,188 4,541 64,111 73,048 SOURCE: Gove Associates Inc. 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN C-8 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ HOUSING TABLE C-10 MOUSING TYPE FORECAST: TOTAL UNITS SingleFamily 2,655 Duplex 41 MultiFamily 1,857 Other Total 5 58.3 2,611 0.9 37 40.7 1,845 0.1 52 57.4 2,603 0.8 36 40.6 1,857 1.2 55 4,558 100.0 4,545 100.0 4,551 57.2 2,586 0.8 32 40.8 1,849 1.2 54 100.0 4,521 57.2 2,579 56.9 2,582 32 0.7 27 40.9 1,867 41.2 1,882 1.2 54 0.7 1.2 54 56.8 2,570 0.6 56.6 27 0.6 41.4 1,889 41 .6 1.2 54 1.2 100.0 4,532 100.0 4,545 100.0 4,541 100.0 SOURCE: Gove Associates Inc. Under the category "Other" the number has increased from 5 in 1980 to 52 in 1990. In St. Joseph there are no mobile homes or trailers, so the category consists entirely of "other." Other can mean boxcars, houseboats or a variety of other housing types. For the housing projections, the percentage of other housing will remain constant (1.2% of the area's housing) since it is difficult to project the need for this category of housing. units will be required to meet the projected need for multiple-family housing. The total figure in Table C-11 indicates that by 2015 an excess of four housing units will exist if no changes are made and if all existing housing units are properly maintained. Table C-11 uses the figures established in Table C-1 O to show the changes that will be necessary. The table lists excesses and deficiencies based on existing housing units. Using projections, and the 1990 figure of 2,611 single-family units in St. Joseph, Table C-11 shows that in 2015 there will be an excess of 41 units. Similarly, it can be seen that an excess of 1O duplexes will exist in 2015. By 2015 an additional 44 multiple-family 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN C-9 �0 TABLE C-11 § HOUSING TYPE FORECAST: FUTURE NEEDS BASED ON EXISTING UNITS 0 "I1 (/) ;3 .... : : ri;;::•:• ,,_.(Jl\~~~~,11i: ti;I.~.: l:i~\~~~il1!ll!,~iJ,••I I I E=8 2,586 E = 25 2,579 E = 32 2,582 E = 29 36 I E = 1 32 E = 5 32 E = 5 27 1,845 I 1,857 I D = 12 1,849 0=4 1,867 D = 22 55 I D = 12 54 D=2 54 I D=6 4,521 E = 24 4,532 0 (/) ~ ~ (/) § 8 (j "C ~ SingleFamily Duplex MultiFamily 2,611 37 I 52 I Other Total 4,545 I 2,603 4,551 1 ""~'~'',i l~~]~ffl I E = 41 I -1.6 E = 10 21 I E = 10 I -27.0 1,882 D = 37 1,8891 D = 441 +2.4 D=2 54 D=2 I D = 21 +3.8 E = 13 4,545 D=0 4,5411 E = 41 -0.08 2,570 54 SOURCE: Gove Associates Inc. 8 &1 (j ....0 I ~ ,_1 �ECONOMY �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ECONOMY The economy of a community is often difficult to limit to the community's borders. This is true because many people do not choose to live and work in the same community. The St. Joseph area does seem to offer its residents a large percentage of their jobs since in 1980, 86.0 percent of the City's workers lived less than 20 minutes from their place of employment. While a large portion of the City's workers were employed near their homes, at least 14.0 percent worked outside of St. Joseph. Unemployment A community's unemployment rate is often used to indicate the economic vitality of the area. To better understand what an area's unemployment rate means it should be compared with other unemployment rates to develop a relation between local and regional rates that shows the relative economic condition of an area. Table D-1 shows the unemployment rates for St. Joseph, Benton Harbor, the Benton Harbor MSA (Berrien County) and Michigan. Between 1988 and September of 1991 the unemployment rates in St. Joseph have been consistently lower than for the County or the State as a whole. The difference between St. Joseph's unemployment rate and Benton Harbor's is so drastically different that it is difficult to believe the two cities are adjacent to each other. While St. Joseph's rates are lower than the comparison areas' rates, the City's unemployment rates do tend to relate to the State and County's unemployment rates - which have risen since 1988. The Benton Harbor MSA (Berrien County) and Michigan have had similar unemployment trends since 1988, with their trend lines crossing every year (Figure D-1). TABLE D-1 UNEMPLOYMENT RATE 4.8 5.2 5.2 6.7 22.4 23.9 23.8 28.9 Benton Harbor MSA (Berrien County) 6.8 7.4 7.3 9.4 Michigan 7.6 7.1 7.5 9.2 St. Joseph Benton Harbor SOURCE: Michigan Employment Security Commission 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN D-1 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ECONOMY FIGURE D-1 UNEMPLOYMENT TRENDS: 1988-1991 UNEMPLOYMENT RATE (%) 30 25 • . . . . . . . . .. . ........•..................•. 20 15 10 •· ....... . . 5 -- - - - - - --- - -- -- -- -- ---- - -- __. 0--------------------------.. . 198B 19B9 1990 YEAR SEPTEMBER 1991 -ST. JOSEPH • • • • • • • • • BENTON HARBOR · · · · • · · · · BERRIEN COUNTY - - - - MICHIGAN SOURCE: Michigan Employment Security Commission 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN D-2 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ECONOMY Employment by Industry The types of jobs tnat people in a community have can identify a lot about the community. Table D-2 compares employment in St. Joseph with employment in Berrien County and Michigan. The information shows that in 1990 St. Joseph had a much lower percentage of agricultural related employment (0.2%) than either the County (2.8%) or the State (2.0%) - this is not surprising since St. Joseph is an urban area. It also is not surprising that the County has a higher percentage of agricultural employment than the State since Berrien County is a major agricultural County. The percentage of construction related employment in St. Joseph was higher than either the County or the State in 1990. Construction accounted for 5.3 percent of St. Joseph's employment, 5.0 percent of Berrien County's and 4.9 percent of the State's. Employment relating to the manufacturing of both nondurable and durable goods was lower in St. Joseph than either the County or the State. In St. Joseph 5.0 percent of the employment was related to the manufacturing of nondurable goods - the County figure was 6.5 percent and the State's figure was 5.6. Employment relating to the manufacturing of durable goods accounted for 18.7 percent of the City's employment - lower than the County's rate of 21.3 percent or the State's figure of 19.0 percent. The manufacturing of durable goods is the largest employer for all three areas. 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN Employment relating to transportation accounts for 2.3 percent of St. Joseph's jobs - less than the County or the State. Communications and public utilities related jobs account for 2.6 percent of the City's employment. This figure is less than the County's figure of 2.9 percent but greater than the State's figure of 2.1 percent. Wholesale trade in St. Joseph is related to 5.4 percent of the City's employment. This is a larger proportion than either the County or the State. The second largest employer in St. Joseph is related to retail trade. With 17.2 percent of the area's employment related to retail trade, St. Joseph is very similar to both the County and the State. St. Joseph's figure of 4.9 percent for employment related to finance, insurance and real estate (FIRE) is higher than the County (4.3%) and lower than the State (5.4%). Employment related to health services in St. Joseph is lower than either the State or County - this is unusual since the Mercy Memorial Medical Center is located in St. Joseph. Education related employment in St. Joseph accounted for 9.1 percent of the City's employment lower than Berrien County but higher than Michigan. In the four remaining categories (business and repair services, personal entertainment and recreation services, public administration and other professional and related services), St. Joseph has higher percentages than either the County or the State. D-3 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ECONOMY TABLE D-2 1990 EMPLOYMENT BY INDUSTRY: ST. JOSEPH, BERRIEN COUNTY, MICHIGAN 11 0.2 2,044 2.8 2.0 Construction 245 5.3 3,630 5.0 4.9 Manufacturing - Nondurable Goods 233 5.0 4,790 6.5 5.6 Manufacturing - Durable Goods 874 18.7 15,588 21.3 19.0 Transportation 108 2.3 2,411 3.3 3.3 Communication and Other Public Utilities 119 2.6 2,122 2.9 2.1 Wholesale Trade 252 5.4 3,053 4.2 4.0 Retail Trade 805 17.2 12,300 16.8 18.0 Finance, Insurance and Real Estate 229 4.9 3,167 4.3 5.4 Business and Repair Services 228 4.9 3,089 4.2 4.7 Personal, Entertainment and Recreation Services 205 4.4 2,622 3.6 3.9 Health Services 356 7.6 5,605 7.7 8.9 Educational Services 426 9.1 7,184 9.8 8.6 Other Professional and Related Services 398 8.5 3,622 5.0 5.8 Public Administration 182 3.9 1,927 2.6 3.8 Agriculture,Forestry, Fishing, Mining SOURCE: 1990 U.S. Census of Population Table D-3 shows how employment changed in St. Joseph between 1980 and 1990. Overall, the number of jobs increased in 11 of the 15 categories. The most dramatic increase was in construction. Between 1980 and 1990 the number of construction-related jobs increased from 129 to 245, or an 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN increase of 89.9 percent. The second largest increase was in wholesale trade which increased by 71.4 percent between 1980 and 1990 to reach a 1990 figure of 252 jobs. The third largest change occurred in "other professional and related services" which increased from 304 employees in 1980 to 398 employees D-4 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ECONOMY decreased from 1,065 employees in 1980 to 874 in 1990. The second largest decrease occurred in the nondurable manufacturing which decreased from 315 to 233 jobs. The third largest decrease was in the public administration category which decreased by 70 personnel during the period. Overall, manufacturing and public jobs decreased in the City while all others either increased or remained relatively unchanged. in 1990. This was followed by business and related services which increased by 88 employees to reaoh a total of 228. These numeric increases were followed by health related services, transportation, education, finance, insurance and real estate, retail trade, personal entertainment and communications and public utilities. The largest decrease during the 10-year period occurred in the manufacturing of durable goods which TABLE 0-3 EMPLOYMENT BY INDUSTRY IN ST. JOSEPH: 1980, 1990 JrtitiAAeriC= :'.~lf/<,,, :!li[i.\~; .· ~1~B;:: 20 0.5 11 0.2 -9 -45.0 Construction 129 2.9 245 5.3 +116 +89.9 Manufacturing - Nondurable Goods 315 7.1 233 5.0 -82 -26.0 1,065 24.0 874 18.7 -191 -17.9 65 1.0 108 2.3 +43 +66.2 Communication and Other Public Utilities 117 2.6 119 2.6 +2 +1.7 Wholesale Trade 147 3.3 252 5.4 +105 +71.4 Retail Trade 789 17.8 805 17.2 +16 +2.0 Finance, Insurance and Real Estate 210 4.7 229 4.9 +19 +9.0 Business and Repair Services 140 3.1 228 4.9 +88 +62.9 Personal, Entertainment and Recreation Services 202 4.5 205 4.4 +3 +1.5 Health Services 308 6.9 356 7.6 +48 +15.6 Educational Services 383 8.6 426 9.1 +43 +11.2 Other Professional and Related Services 304 6.8 398 8.5 +94 +30.9 Public Administration 252 5.7 182 3.9 -70 -27.8 4,446 100.0 4,671 100.0 +225 +5.1 Agriculture, Forestry, Fishing, Mining Manufacturing - Durable Goods Transportation Total SOURCE: 1980, 1990 U.S. Census of Population 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN D-5 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ECONOMY Principal Economic Base Employers Economic base employers are industries whose goods or services are chiefly exported from the area and are often the reason a variety of other employers exist in an area. The Principal Economic Base Employers in Berrien County are shown in Table D-4. These employers are essential to the area's economic stability since they help bring wealth into the community and because of the multiplier effect these industries have on creating jobs in other local industries. TABLE 0-4 PRINCIPAL ECONOMIC BASE EMPLOYERS IN BERRIEN COUNTY Whiripool, Benton Harbor 1,885 Home Appliances Zenith Data Systems, St. Joseph 1,830 Computers, electronic equipment Bendix Automotive Systems, St. Joseph 1,200 Auto parts Leco, St. Joseph 1,200 Analytical instruments United Technologies Auto., Niles 650 Miscellaneous plastic products Gast Mfg., Benton Harbor & Bridgman 641 Compressors, air and gas Simplicity Patterns, Niles 509 Dress patterns Tyler Refrigeration, Niles 484 Refrigeration and heating Modern Plastics, Benton Harbor 463 Molders, inject. thermoset Weldun International, Bridgman 425 Flex assembly and test systems Comstock Mich. Fruit, Benton Harbor 355 Canned fruits National Standard, Niles 350 Reinforcing and specialty wire Ag-Tech Crop Sprayer, Niles 300 Horticulture sprayers Hughes Plastics, St. Joseph 270 Custom molded thermoplastics Wollin Products, Stevensville 250 Miscellaneous plastic products Industrial Rubber Goods, St. Joseph 242 Molded and extruded rubber Premier Tool & Die, Berrien Springs 230 Zinc and aluminum die cast Sheperd Products, St. Joseph 165 Hardware, stampings AUSCO Product Company 207 Malleable castings New Products Corp., Benton Harbor 210 Die cast component parts Total Employees 11,931 SOURCE: Michigan Department of Commerce, January 1992 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN D-6 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ECONOMY described individually throughout the Plan, i.e. public employees, school employees and employees at Mercy Memorial Medical Center, as well as others. Table D-5 lists other employers in the area that can be considered base employers - since their products or services are exported from the area. Other major employers in the area are TABLE D-5 OTHER EMPLOYERS IN BERRIEN COUNTY = i ::trt=Im:: m: ,5pipl9ye.~s All Phase Electric, St. Joseph & Benton Harbor 250 Electrical parts distribution Hanson Mold, St. Joseph 100 Mold manufacturers Vail Rubberworks, St. Joseph 100 Rubber and polyurethene Advanced Products Corp., Benton Harbor 30 Tool and die supplies Alreco Metals, Inc., Benton Harbor 133 Aluminum smelter Benton Harbor Engineering, Benton Harbor 100 Hydraulic cylinders Custom Products, Stevensville D.C. Cook Plant, Bridgman 21 Sheet metal products 750 Nuclear Power Plant plus (400 contracted employees) Cast-Matic Corporation, Stevensville 140 Aluminum and zinc, die casting KitchenAid, St. Joseph 247 Home Appliances SOURCE: City of St. Joseph; Gove Associates Inc. 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN 0-7 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ECONOMY throughout the County. Table D-6 shows that two sites of less than .5 acres were available in St. Joseph in 1991 - a very small amount of land. Many of the areas surrounding St. Joseph have large amounts of available industrial land. Available Industrial Sites in Berrien County The Michigan Department of Commerce has published a list that details the amount of industrial land available TABLE D-6 AVAILABLE INDUSTRIAL SITES (as of December 1991) Benton Harbor 18 469 190 0 Benton Township 18 491 199 1 Berrien Springs 1 3 Bridgman 2 107 43 0 Buchanan 4 0 0 1 Buchanan Township 1 5 2 0 Chikaming Township 1 0 0 0 Coloma 1 0 0 0 Hagar Township 2 6 2 0 Lake Township 3 63 25 0 Lincoln Township 3 30 12 0 Niles 8 19 8 Niles Township 6 105 42 0 Oronoko Township 3 34 14 0 St. Joseph 2 0 0 1 St. Joseph Township 4 0 0 0 Stevensville 1 0 0 0 Three Oaks 1 0 0 0 Watervliet 1 25 10 0 Watervliet Township 1 0 0 0 81 1,357 548 4 County Total 0 Zero acres indicates less than half an acre available. SOURCE: Michigan Department of Commerce 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN D-8 �r _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ECONOMY St. Joseph's median household income was $15,150, or 93.1 percent of the County's figure of $16,274. Between 1979 and 1989 the City's per capita income increased by 99.0 percent nearly doubling in 10 years. In 1989 the City's per capita income was $18,421, or 145.8 percent of the County's per capita income of $12,636. Between 1979 and 1989 the household income for St. Joseph increased by 88.6 percent to reach a figure of $28,566. This is 104.8 percent of the County's household income of $27,245 - even though St. Joseph's average household size is considerably smaller. Income Another major indicate>r of an area's economic condition is income. Incomes indicate the buying power of the residents of an area, when compared with the surrounding area. In 1979, St. Joseph's per capita income was $9,257, or 137.7 percent of Berrien County's per capita income of $6,723. Table D-7 shows that while the per capita income was higher in St. Joseph than in Berrien County, the median household income was higher in Berrien County - this can be attributed to St. Joseph's smaller median household size. In 1979, TABLE D-7 INCOME FIGURES FOR ST. JOSEPH AND BERRIEN COUNTY: 1979 AND 1989 :] : : : :~?'ti) ,: :cnahg~( • •II • •II • • s1siI, · tt=::;:::1 St. Joseph $9,257 $18,421 99.0 $15,150 $28,566 88.6 Berrien County $6,723 $12,636 88.0 $16,274 $27,245 67.7 St. Joseph as % of County 137.7% 145.8 93.1% 104.8 SOURCE: 1980 and 1990 U.S. Census of Population 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN D-9 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ECONOMY Taxes The truces in a community are essential to support the services that are required to operate and maintain a community. Table D-8 compares the 1990 State Equalized Valuations (SEV) and the various true rates of 1O cities in Western Michigan (including St. Joseph). By comparing these cities with each other it is easier to understand how true rates and SEVs influence the ways that a city generates funds. St. Joseph's 1990 SEV of $188,025,387 is second only to Holland's SEV of $516,270,200 - but Holland's population count is over three times greater than St. Joseph's. The City's per capita SEV of $20,406 is 146 percent higher than the 1O city average figure of $14,020. South Haven's per capita SEV of $17,214 is the second highest per capita SEV. For comparison, each community's county, city, school and total truces are shown in Table D-8. St. Joseph. While St. Joseph's true rate is lower than many of the comparison communities, the SEV in St. Joseph is higher. This means that even though St. Joseph's true rates are lower, only one community (Holland) collected more truces than St. Joseph. On a per capita basis, St. Joseph residents paid $1,220.42 compared to the 1O city average of $858.52. In St. Joseph, the County (Berrien) true rate of 5.99 mils is lower (92%) than the 10 city average county true rate of 6.54 mils. Only Holland's county true rate of .43 mils is lower. St. Joseph's City true rate of 16.7 mils is higher (109%) than the 1O city average true rate of 15.37 mils. Both Niles (18.65) and Three Rivers (18. 71) have higher city true rates than St. Joseph. The school system true rate of 37 .12 mils in St. Joseph is lower (97%) than the 10 city average of 40.03 mils. Of the 1O communities only one, South Haven, has lower school true rates. When all of the true rates are combined, the overall true rate in St. Joseph of 59.81 mils is lower (97%) than the 1O city average of 61.94 mils. Of the 10 communities three - Sturgis, South Haven and Otsego - have lower true rates than 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN D-10 �•••• 0 TABLE D-8 § COMPARISON OF TAX RATES :111i ~ ....0~ ! § @ ~·~~~·~·· ml!llm1 iliBr~Jli'hmi\!lii St. Joseph $188,025,387 $20,406 5.99 $1,125,839.61 16.70 $3,139,497.49 37.12 $6,979,591 .96 59.81 $11,244,929.06 $1 ,220.42 Sturgis $118,822,984 $11 ,730 6.36 $755,714.17 10.80 $1,283,298.70 39.54 $4,698,141 .97 56.70 $6,737,154.84 $665.07 Three Rivers $n,169,090 $10,491 6.36 $494,611.41 18.71 1,455,110.20 39.32 $3,057,802.85 64.39 $5,007,524.46 $675.51 Allegan $54,872,255 $12,068 6.76 $370,733.42 14.95 $820,340.21 39.09 $2,144,808.30 60.79 $3,335,881 .93 $733.64 $95,763,996 $17,214 7.24 $693,256.43 16.53 $1 ,583,304.45 I 35.81 I $3,434,815.12 I 59.64 I $5,111 ,316.00 I $1 ,026.67 Niles $120,175,500 $9,646 5.99 $719,582.80 18.65 $2,241 ,oao.19 I 42.48 I $5,105,386.11 I 67.12 I $8,066,oso.so I $647.46 Holland $516,720,200 $16,807 5.43 $2,805,813.82 14.63 $7,560,795.90 I 40.64 I $20,999,687.79 I 60.10 I $31,366,297.51 I $1,020.21 Springfield $45,979,060 $8,237 7.07 $325,094.94 15.50 $712,675.43 49.61 $2,280,920.00 72.18 $3,318,690.37 I $594.53 Otsego $53,262,300 $13,529 6.76 $359,856.08 11 .00 $585,892.74 37.36 $1,989,741 .05 55.11 $2,935,489.87 I $745.62 Hastings $76,4n,aoo $11 ,678 7.48 $571,740.38 16.20 $1 ,238,940.36 39.25 $3,002,028.97 62.93 $4,812,109.11 I $734.88 Average $134,786,857 $14,020 6.54 $822,224.31 15.37 $2,062,093.63 40.03 $5,369,292.47 61.94 $8,253,610.41 I $858.52 (') ~ ~~... South Haven SOURCE: Michigan Department of Treasury; Gove Associates Inc. ~ (") 0I ........ I �PUBLIC AND QUASI-PUBLIC FACILITIES �_ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC AND QUASI-PUBLIC FACILITIES The level of service provided to the residents of a community can be measured in several ways - many of which are difficult to put into quantifiable figures. Some of the less quantifiable methods include the feelings of the community's residents towards the City and the service provided, the quality of the City's employees, and other factors that a number often cannot define. One method to show the level of service in a community is to make comparisons with other communities. In January of 1992, a survey of 1O communities (including St. Joseph) was taken to compare population, total fulltime employees, residents per employee and employee distribution. For this comparison part-time and volunteer forces were not included. The results of this survey allow residents to compare their community with nine other communities in Western Michigan. The results of this survey are shown in Table E-1. The average population of the 1o communities is 9,614, which is very similar to St. Joseph's 1990 population of 9,214. The average number of full-time employees is 91.1 - considerably less than St. Joseph's work force of 125. The table shows that St. Joseph has one employee for every 73. 7 residents, the only community with more employees per resident is South Haven with 62.5 residents per employee. The average number of residents per employee is 105.6. St. Joseph has a considerably larger proportion of City employees than the average of the 1O communities. This means that a higher level of service is provided to St. Joseph residents than many other communities in Western Michigan. 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN The distribution of City employees is also shown in Table E-1. St. Joseph's Police Department employs 26 persons,-or 20.8 percent of the City's work force. This force is four persons larger than the average figure for the 1O communities, but accounts for a smaller percentage of the communities work force than the average. The City's Fire Department employs 14 full-time employees - a larger force than the 1O community average of 10.3 employees. The percentage of fire fighters, relative to total City employment, is 11.2 percent, very similar to the 1O city average of 11.3 percent. St. Joseph's 53 repair or maintenance related personnel accounts for 42.4 percent of the City's employees - higher than the 1O city average of 38.2 percent. The 13 full-time employees used to operate the City's library and other similar resources accounts for 10.4 percent of City personnel - higher than the average of 8.5 percent. The number of administrative personnel in St. Joseph is 19. This figure accounts for 15.2 percent of the City's employees and is a lower percentage than the 1O city average of 17. 1 percent. These figures indicate that St. Joseph has more employees per resident than the average community, but that no department has a disproportionately high or low number of employees when compared with employee distribution in the nine other communities. E-1 �TABLE E-1 0 COMPARISON OF COMMUNITIES § ~ Cll dll11flllltl '.'"-l 0 Cll tTI ~ St. Joseph ~ Sturgis* 9,214 125 73.7 26 20.8 14 11 .2 53 42.4 13 10.4 19 15.2 10,130 101 100.3 16 15.8 14 13.9 44 43.5 9 8.9 14 13.9 4 180.2 16 25.2 9 14.2 25 39.4 3 4.7 10.5 16.5 0 2.1 19 39.6 5 10.4 7 14.6 0 0 Three Rivers 7,413 63.5 Allegan 4,547 48 94.7 16 33.3 South Haven t t 5,563 89 62.5 20 22.5 11 12.4 35 39.3 4 4.5 19 21 .3 0 Niles 12,458 145 85.9 24 16.5 14 9.7 76 52.4 11 7.6 20 13.8 0 Holland 30,745 227.05 135.5 64.0 28.2 27.0 11.9 55.75 24.6 29.55 47.4 20.9 3.35 23.1 10 25.6 0 8 20.5 0 12 46.2 0 6 23.0 0 18 38.3 2 4.3 5 10.6 0 34.8 38.2 7.7 8.5 15.6 17.1 0 .7 4.0 tTI 8 (') ~ Springfield 5,582 39 143.1 12 30.8 9 Otsego 3,937 26 151 .4 8 30.8 0 Hastings 6,549 47 139.3 18 38.3 4 8.5 Average 9,614 91 .1 105.6 22 24.1 10.3 11.3 *An additional 295 employees work in the City-owned Hospital **Although the 4 full-time Library employees are not City employees, they have been Included in the total count. SOURCE: 1990 Census of Population; Gove Associates Inc. tTI N I 13.0 1.4 0.8 �_ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC AND QUASI-PUBLIC FACILITIES City Hall The St. Joseph City Hall, located at 620 Broad Street, provides office space for the City Manager, the City Clerk and Treasurer, the Assessor, the Community Development Office and Purchasing, Engineering Personnel, Inspection Personnel and various support personnel. Additionally, the Police Department is housed in City Hall and the Fire Station is connected directly to the City Hall. The 3-story masonry building which houses the City offices currently has 15,438 square feet of space, an additional 6,754 square feet of space is located in the adjacent Fire Station. The City Hall and Fire Station, which were both built in 1913 and have since had extensive renovations, were evaluated in 1991. The report "City Hall/Fire Station Facilities Study" details many of the facility's shortcomings and list the advantages and disadvantages of renovating the existing building versus building new facilities. The following recommendation is taken directly from the report: Recommendation City Hall - The existing City Hall building was built in 1913 and has had numerous remodeling in 78 years of service for the people of St. Joseph. The structural engineering report notes that the structure (frame of building) is in very good condition. But that pollution and time has taken its toll on the exterior/interior architecture of the building. This will require repairs and updating of materials. 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN The mechanical and electrical engineering reports note that the building systems need total replacement. The existing systems have worked well for many years, but have become obsolete. These systems need to be updated to serve the people of St. Joseph into the year 2000 and beyond. There are code deficiencies, with the big issue being AD.A. or the Americans with Disabilities Act, which becomes effective January 26, 1992. This is a federal civil rights legislation designed to improve access to jobs, work place and commercial spaces for disabled people. The State of Michigan is incorporating AD.A. requirements into its barrier free code requirements. This means elevators, ramps and barrier free restrooms are required in the existing City Hall. Fire Station - The existing Fire Station was also built at the same time as the City Hall in 1913, and has had many remodelings in 78 years. The structural engineering report notes that the building has some structural problems and will need structural rework if renovated. The mechanical and electrical engineering reports note that this building, like City Hall, needs total rework of its systems. Again, time and age have taken their toll on the building's mechanical and electrical systems, as was the case of the electrical fire last year. Like City Hall, the Fire Station needs work on code deficiencies such as barrier free requirements and facilities for women. E-3 �_ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC AND QUASI-PUBLIC FACILITIES There are major working problems trying to run a state-of-the-art Fire Station in a 78 year old building. The 11 foot high overhead doors with 14 foot high ceiling in existing apparatus room does not work well with today's equipment that needs 14 foot high overhead doors with 16 foot high ceilings in apparatus bays. This type of problem has caused damage to the equipment and could cause injury to personnel. Conclusion - The space study shows that the City government needs now and in the next five years about 60 percent more space, but that over the next 20 years only 182 SF of added space after the first five years is needed. The areas with the greatest needs are the Police, Fire, Engineering, Inspection and City Manager/ Personnel Departments. As part of the space study requirements four renovation/remodeling concepts have been developed with preliminary cost estimates. Estimates for potential construction of an entirely new facility have also been prepared. Building a totally new facility would be the least costly vs. renovation of existing buildings. Today a new facility is about 80 percent efficient (ratio of circulation, exterior walls, mechanical spaces, etc. to usable space). The existing City Hall is about 45 percent efficient with renovation and additions it may be able to increase efficiency to about 65 percent to 70 percent. The existing old buildings have served the City well for 78 years, and have a lot of character and 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN sentimental value. The report states "Renovation of these buildings will show your commitment to your motto 'Holding onto the past...Reaching out to the future;' but to do renovation will be more costly." Police Department The City's Police Department, which is located in the City Hall, occupies 3,289 square feet of space throughout the City Hall. The City maintains no holding cells due to insurance costs and the availability of County Jail holding cells. The Department has 19 full-time certified officers including the Police Chief, two Lieutenants and a Detective and one part-time certified officer. In addition to the officers the Department consists of four 911 dispatchers, two clerical employees and one parking enforcement officer. The Department has five marked vehicles, one of which is a reserve vehicle, three unmarked vehicles and a van which is used by the Department for a variety of purposes. The Department has a four person dive team (soon to be a 5 person unit). With two rivers running through the City, and Lake Michigan this seems a necessity. Some of the needs facing the Department include the need to update the communication equipment used by the Department, more personnel and more training. The increased demands placed on law enforcement personnel requires that training is constantly updated. Some of the goals of the St. Joseph Police Department include expanding cooperative efforts with St. Joseph Township and Lincoln Township, and instituting a Marina Patrol for the many marinas in the community. E-4 �_ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC AND QUASI-PUBLIC FACILITIES In 1990 there were 1,932 complaints, or five percent less than the 2,033 complaints filed in 1989. While the number of complaints decreased between 1989 and 1990, the number of criminal arrests increased. In 1989 there were 539 arrests, this number increased by 20.2 percent in 1990 to 648 arrests. During the same period the number of traffic arrests increased by 24.2 percent from 3,229 in 1989 to 4,011 in 1990. In 1990 the City issued $47,331 dollars worth of parking tickets. Fire Department The Fire Department is located adjacent to the City Hall, in the 2-story fire station. The Department consists of 14 full-time personnel including the Fire Chief and the Fire Marshall. In addition to the 14 full-time personnel there are 11 paid, oncall firefighters. Ideally, the fire station is staffed by four firefighters at any time, but a minimum of three firefighters is allowed. The four police dispatchers are also used to dispatch the Fire Department for fire and other emergencies. The Department has three engines one of which is used as a reserve unit. The newest engine is a 1983 Pierce that is capable of pumping 1,000 gallons per minute. The second on-line engine is a 1973 American LeFrance capable of pumping 1,500 gallons per minute. This vehicle is also fitted with a 50 foot "telesquirt" which assists in fighting fires in multi-story buildings. The reserve engine is a 1954 American LeFrance that is capable of pumping 1,000 gallons per minute. In addition to the fire engines the Department maintains a utility /pickup truck, a van for the inspector and a station wagon for the Fire Chief. 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN The City's water system provides an overall flow of 3,500 gallons per minute for fire fighting.; In 1990 the Department responded to 199 calls, usually the Department responds to between 220 and 225 calls per year. The Department currently has several needs. The major need is to update its facilities by either renovating the existing building or building a new facility. If a new facility is built it should be more centrally located than the existing station. Another major requirement is the addition of a ladder/pumper truck to the Fire Station's fleet of vehicles. Updating existing vehicles is another need, as is replacing 4" fire mains and providing improved maintenance to hydrants. Some of the goals of the Department include increasing crew sizes to five people (instead of 4). This would allow for safer operation of the vehicles by allowing more than one person operate an engine. Another goal is to increase support staff by adding a secretary/ clerical worker to the Department. Increasing computer literacy for Fire Department members is also a goal of the Department. Recreational Facilities The parks and other recreation related facilities in and around a community directly contribute to the quality of life for area residents. St. Joseph is aware of the importance of recreation to an area and has implemented a 5-year recreation plan to guide the City's recreational programs into the future. The following inventory of area facilities is taken from the Plan: E-5 �_ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC AND QUASI-PUBLIC FACILITIES TABLE E-2 RECREATIONAL AREA FACILITIES , ':tl; " r vtit~ m•::c:t? \lf -:.--· .-,.-. lii' it \F .. :~::;:;:::: ,:;@(\= -. Fibillttea .· .... t;t:,.lK. ?f , .•.--· --:-:-. t h:;tes ,., '-:-:-::-· Berrien County Facilitie• Rocky Gap Park Swimming , Picnic /vea Madaline Bertrand Park Hiking, Shelter, Disc Golf Course, Nature lveas Love Creek Park Nature Center, Exhibits, Hiking, Restrooms, Book Store 11.0 Silver Beach/Broad Street Under Development 22.0 3.0 Total Acreage State of Michigan 157.0 Facilitia■ Warren Dunes State Park Camping , Swimming, Hiking, Lake Michigan Shore Sand Dunes Warren Woods State Park Hiking , Picnic /veas, Educational Programs Grand Mere State Park Hiking, Educational Programs 1,190.0 500.0 1,022.0 Total Acreage City of St. Joseph 121 .0 2,712.0 Facilitie ■ Tlscornia Park{Tiscornia Park Drive Swimming , Picnic lvea, Pavilion, Lifeguards, Restrooms 16.0 West Basin Marina/ Edgewater 79 Slips, 100 A. of Broadside Dockage 94 off-street Parking 7.96 Spaces, Restrooms, Store Bluff Park/ Lake Blvd . Lake View, Memorials, Band Shell , Restrooms, Formal Garden, 7.34 Community Events Upton lvboretum/ Blossomland Bridge River, Frontage, Asphalt Paths, Lighting, Benches, Gazebo Kiwanis Park/Wolcott Avenue Large Playfield, 2 Ball Diamond (1 Lighted), 6 Lighted Tennis 2.3 19.2 Courts, 2 Horseshoe Pits, 1 Basketball Court, 2 Shuffleboard Courts, Shelter, Restrooms, Off-street Parking ' ' I Point Park/ State and Main Passive Recreation, Aesthetic Value 0.3 Boat Launch Site/Industrial Island Concrete Launch Ramp 3.0 Lion 's Park/ Pine Street Passive Recreation, Lake View, Hiking Milton Park/ Niles Avenue Small Neighborhood Park, Lights, Sandlot, Paths Stubblefield Tennis Courts/ St. Joseph H.S. 7 Tennis Courts Dickenson Park/ Lakeview 2 Ballfields (1 Lighted) 8.39 Whittlesey Park/ Napier Avenue lee Skating with Warming House, Rocket (Youth) Football 2.64 Lookout Park/ Lakeshore Drive Passive Recreation, Picnic lvea 8.96 Riverview Park/ Niles Ave. South Passive Recreation, Fully Enclosed Lodge, 2 Shelters 2 Picnic /veas, 3 Ballfields (1 Lighted), Restrooms, Boat Launch, Park, Fee for Non-City Residents (St. Joseph Township) 17.22 2.12 4.0 Total Acreage 107.00 206.43 SOURCE: City of St Joseph Recreation Plan, 1990 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN E-6 �_ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC AND QUASI-PUBLIC FACILITIF.S The City's 1990-1995 Recreation Plan has determined that an adequate amount of land is currently devoted to public recreational purposes. The plan stresses the importance of the City's location at the mouth of the St. Joseph River and feels the expansion of marina services should be encouraged. The long-range objectives from the City's 1990-95 Recreation plan are listed on the following page. In addition to the parks, the area's schools are also used for many recreational activities as described in the public schools section of this Plan. St. Joseph's proximity to Lake Michigan provides many recreational opportunities that relate to the lake. In the City's boundaries, there are several marinas (Table E-3) offering a total of 740 slips. In addition to the 740 slips in St. Joseph there are currently an additional 780 slips in Benton Harbor and St. Joseph Township. TABLE E-3 MARINAS IN THE CITY OF ST. JOSEPH AND NEARBY MARINAS ________________ ______ ,,,::c Name . ........_ # of Slrps - .;.;.;.._ City of St. Joseph Brian's Harbor 220 Harbor Isle Marina 175 (42 owned by condominium • 50-75 additional slips planned) _,;__..;..__..;.._ Pier 33 - East South West _____ ~ 44 127 49 Waterfront Marina 53 West Basin Marina 72 Shoreview Condominiums 18 Total 758 Nearby Marinas Eagle Point (St. Joseph Township) 503 (more planned) --'----------~ New Harbor Marina (City of Benton Harbor) 56 (107 more planned • engineering and permits ready • waiting for economy) Pier 1000 (Benton Harbor) 220 ng Total (Existing) SOURCE: City of St Joseph, Gove Associates Inc. 0 - CITY OF ST. JOSEPH COMPREHENSIVE PLAN - - - - - - - - ~ ~- - -- ----- E-7 -- �_ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC AND QUASI-PUBLIC FACILITIES Long-Range Objectives Lookout Park: A) Expansion of Lookout Park should be programmed to provide erosion protection along the edge of Lakeshore Drive. Silver Beach Area: A) Continue to work with Berrien County and adjoining property owners to assure a public beach access to Lake Michigan. B) Facilitate residential development and similar land uses that will compliment the recreational activities anticipated in this area. School District Facilities: A) Continue to work with the School District to provide a broad range of recreational facilities and programs. B) Maintain a formalized relationship with the School District to assure continuing funding for any joint recreational activities. Ravine Area Protection: A) Provide protection for major ravine areas in the City through scenic easements, dedications, or reservations. B) Encourage protection of such areas by allowing density credits in development proposals. C) Acquire ravine areas wherever possible. Bike Path System: A) Implement the Bike Path System as previously recommended. B) Provide for dedications and/ or reservations of the bike path 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN system when new development takes place. Marina Improvements: A) Continue to refine and improve facilities at West Basin Marina. B) Provide additional slips and dockage in the St. Joseph River to enhance the leisure-time recreational opportunities provided by these natural resources. School District An area's school system is an important part of a community. Schools educate the area's youth and prepare them for adult life in the community. Not only do a community's schools benefit the existing residents, they are often the reason new residents choose one community over another. Schools also are an important part of a community's social character. Since schools are vital to a community's well-being, it is essential that a thorough description of the school system is included in this Plan, and that the system is included in the planning process. The St. Joseph Public School District covers 22 square miles of land and serves residents in the City of St. Joseph and portions of St. Joseph, Lincoln and Royalton townships. Between the 197778 school year and the 1991-92 school year, overall enrollment in the School District decreased by 33.0 percent. Table E-4 breaks the student enrollment into three separate school age categories and shows total enrollment figures for the District. Between 1977-78 and 1981-82 overall enrollment decreased by 23.0 percent with similar decreases in the E-8 �j, 1, 1 11 0 TABLE E-4 (') ~ STUDENT ENROLLMENT TRENDS ~ I,· .• I ...,.,.·.,.·.,.·.·.,.,.·.,.,.. v,, , , ........ -,.......·.L.,. ,......,.,.......,.•. L,.,,-,., ....................,.. , . ~ ..... ta1r lffl 0 Cl.) ~ j > @ 0 n Elem. (tl!i 1 1 llill llm • 1,716 1,571 1,456 1,387.3 1,290 -24.8 1,212 1,151 1,150 1,142 1,147 -5.4 1,004 1,039 1,056 1,113 1;-160 + 15.5 -32.4 567 584 520 450 460 -18.9 496 490 445 400 255 -28.4 538 523 507 529 551 +2.4 -2.8 1,427 1,294 1,230 1,179 1,108 -22.4 1,029 1,017 976 988 1,004 -2.4 924 866 818 770 774 -16.2 -45.8 -23.o I 2,131 2,506 -s.4 I 2,466 2,485 +0.8 -33.0 (K-5) Middle School (6-8) "'1:1 ~ High School (9-12) Total 3,110 I 3,449 I 3,206 I 3,016* I 2,asa•• *Includes 7 Special Education Students **Includes 15 Special Education Students SOURCE: St. Joseph Public Schools; Gove Associates Inc. tT1 \0 I 2,658 I 2,511 I 2,530 I I 2,428 I 2,381 I 2,412 I �_ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC AND QUASI-PUBLIC FACILITIES three school age categories. Between 1982-83 and 1986-87 overall enrollment figures decreased by 8.4 percent - a much smaller percentage decrease than the previous period. During this period the middle school enrollment figures decreased by 28.4 percent - a much greater decrease than elementary school or high school figures. Enrollment in the St. Joseph Public School System increased by 0.8 percent between 198788 and 1991-92. The majority of the increase is due to the 15.5 percent increase in elementary students. Between 1977-78 and 1991-92 elementary student enrollment decreased by 32.4 percent, Middle School enrollment decreased by 2.8 percent and High School enrollment decreased by 45.8 percent. The total student count in 1991-92 of 2,485 students was 1,225 less than the 1977-78 figure of 3,710. Enrollment projections for the School District indicate an increase in total students between 1992-93 and 1996-97 of 9.0 percent. Table E-5 shows the projections for the three age groups. Table E-6 shows the level of service provided by the School District during the 1981-82 and 1991-92 school years. During this 1O year period the overall staff size of the school system has decreased by 19.5 percent but the number of students per teacher (class size) has also decreased. Table E-6 shows that during the 1981-82 school year there were 21.1 students per teacher. During the 1991-92 school year there were 20.3 students per teacher - so more attention could be given to students during the 1991-92 school year. This is not due to the hiring of additional teachers, but is due to fewer students. During the 1O year period the number of teachers decreased from 135.5 to 122.7 a 9.4 percent decrease. During the same period the number of students decreased from 2,858 to 2,485 -a decrease of 13.1 percent. Overall, the number of students to School District employees increased from 10.2 during the 1981-82 school year to 11.0 during the 1992-92 school year. The major changes in the distribution of employment occurred between professional occupations and nonprofessional occupations. TABLE E-5 FIVE YEAR STUDENT ENROLLMENT PROJECTIONS 1,191 1,218 1,212 1,251 1,264 +6.1 Middle School {6-8) 572 605 628 636 646 +12.9 High School {9-12) 765 746 782 816 846 +10.6 2,528 2,569 2,622 2,703 2,756 +9.0 Elementary (K-5) Total SOURCE: St. Joseph Public Schools 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN E-10 �_ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC AND QUASI-PUBLIC FACILITIES personnel, food service employees, operations/maintenance staff and transportation employees. It is apparent that the school system desires to keep the number of employees that are directly involved in teaching the student as high as possible, while cutting back on the number of employees that are not directly involved in the education of St. Joseph's youth. The number of students per professional School District staff decreased from 17.4 in 1981-82 to 16.5 in, 1991-92. The number of students per nonprofessional School District staff increased from 24.5 in 1981-82 to 32.9 in 1991-92, both in the number of employees and in the staff to student ratio has been in the noninstructional support staff. These employees include administrative TABLE E-6 LEVEL OF SERVICE FOR ST. JOSEPH SCHOOL DISTRICT ,',''\:}•:• . Classification Number Classroom Teachers Professional Nonprofessional 1991-92 1981-82 Ratio of Students·.••· to Staff Number . Ratio of .•.$tudents to Staff %Change 1981-82 to · 1991-92 135.5 134.0 1.5 21.1 122.7 121.2 1.5 20.3 -9.4 7.0 7.0 0.0 408.3 14.8 6.3 8.5 167.9 +111.4 Professional No.,professional Pupil Services Professional Nonprofessional 7.5 6.5 1.0 381.1 10.3 9.3 1.0 241 .3 -36.7 Instructional Support Staff Professional Nonprofessional 8.0 2.0 6.0 357.3 8.0 3.0 5.0 310.6 0.0 123.0 15.0 108.0 23.2 70.5 11 .0 59.5 35.2 -42.7 - -13.1 Added Needs Noninstructionai Support Staff Professional Nonprofessional Student Count 2,858 - 2,485 Professional Subtotal 164.5 17.4 150.8 16.5 -8.3 Nonprofessional Subtotal 116.5 24.5 75.5 32.9 -35.2 281 10.2 226.3 11.0 -19.5 Total SOURCE: St. Joseph School District; Gove Associates Inc. 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN E-11 �_ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC AND QUASI-PUBLIC FACILITIFB St. Joseph Beauty College is also located in the Jefferson School building. The North Lincoln School property is being leased to the Berrien County Intermediate School District which uses the facility for special education programs. The Washington School was sold to KitchenAid. During the 1991-92 school year, there were 226.2 School District employees. This figure includes 127.5 professional teaching staff members and nine nonprofessional teaching staff members. Instructional support staff, i.e. counselors, account for 10.3 staff members and instructional staff services, i.e. library personnel, account for eight staff members. The administrative staff consists of 21 people, food service accounts for 12 people, operations and maintenance accounts for 26 employees and the transportation staff accounts for 8.5 members. The transportation of students to school and special events is accomplished by the 8.5 person transportation staff and the seven school buses the District maintains. The existing problems currently facing the District are related more to external relations with the State of Michigan than internal operations of the school system. It is not felt that any serious problems are currently facing the School District. Short-range goals are developed annually that relate to the operation of the School District and these short-range goals are often related to longer-range goals. The St. Joseph School District consists of five schools. These schools are listed in Table E-7. Since 1980 three schools have been closed in the St. Joseph School District: Jefferson, North Lincoln and Washington. Jefferson School is now being used for School District Administration personnel and alternative education programs. The TABLE E-7 ST. JOSEPH PUBLIC SCHOOL FACILITIES Grades Served K-5 K-5 K-5 6-8 9-12 1991-92 Student Count 353 405 402 551 n4 Year School Built 1958 1964 1948 1967 1957 Major Renovations 1963 1953 Major Facilities Student Capacity Acreage/Site Size 1959 Gym, Planetarium, Auditorium Gym, Auditorium, Pool 420 504 448 520 1,574 7 10 4.83 35 31.5 SOURCE: St. Joseph Public Schools 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN E-12 • �_ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC AND QUASI-PUBLIC FACILITIES Mercy Memorial Medical Center Mercy Memorial MedicaJ Center (MMMC) is part of the Lakeland Regional Health System which is also comprised of Mercy Center in Benton Harbor, Pawating Hospital in Niles, Mercy Memorial Nursing Care Center in St. Joseph and several specialized clinics throughout the area. MMMC was built in 1951 (at that time it was called Memorial Hospital) and expanded in 1969. In 1977 Memorial Hospital merged with Mercy Hospital in Benton Harbor to form the Southwestern Michigan Health Care Association. In 1985 Memorial Hospital was renamed the Mercy Memorial Medical Center. In 1990 consolidation of acute care to MMMC was completed. In 1988 MMMC opened a lab and X-Ray Center at 2500 Niles Road and in 1989 a speech and learning clinic in Berrien Springs. The following year MMMC opened Lakeside Lab, X-Ray and Magnetic Resonance Imaging (MRI) Center and Pharmacy in the Cedarwood Medical Center. In 1991 MMMC acquired Shoreham Terrace Nursing Home and opened a pharmacy in Berrien Springs. A _partial listing of the center's extensive services, facilities and capabilities are: Heart Center - This program was initiated in 1972 and expanded in 1990. The facilities include: • • • • 0 Two cardiac catheterization labs Short- and long-term recovery EKG room Education/screening room CITY OF ST. JOSEPH COMPREHENSIVE PLAN • Cardiac surgery facilities The center is capable of performing any type of cardiac surgery except transplants and pediatric cardiac surgery. Nuclear Center - This program, which uses radioactive isotopes to diagnose and treat diseases, was instituted in 1974 and expanded in 1990. The center maintains a testing laboratory, SPECT camera and a hot lab. The center is capable of diagnosing and treating a variety of disorders affecting the thyroid, bones, brain, liver, lungs and other areas of the body. Cancer Care Center - This program was also instituted in 1974 and expanded in 1990. The center maintains a linear accelerator and simulator, a 20 bed inpatient center and seven outpatient rooms. The Cancer Care Center's capabilities include radiation oncology therapy and chemotherapy. Surgery .-- The surgery facilities were expanded in 1985 and consist of five general surgery suites, three specialized surgery suites, an endoscopic procedures room, a cytosopic procedures room, pre- and post-surgery rooms and outpatient rooms. The center is capable of a variety of surgical procedures such as: • • • • • • Cardiac Surgery Vascular Surgery Neurosurgery Orthopedic Surgery Plastic Surgery Ophthalmologic Surgery E-13 �_ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC AND QUASI-PUBLIC FACILITIES The team also has 24 hour anesthesia coverage, laser surgery and a respiratory therapy team for open heart surgery. Critical Care Unit - This unit was expanded in 1990 and consists of a 22 bed critical care unit with individual rooms. Each room is equipped with a variety of monitoring equipment. Capabilities of the unit include a combined medical/surgical critical care unit and a 2-1 patient/nurse ratio. Rehabilitation Center - This center was established in 1988 and expanded in 1989. The center includes a 10 bed inpatient rehabilitation unit, outpatient facilities, a sports medicine center and a speech therapy center. Capabilities include rehabilitation for victims of strokes, accidents and debilitating disease with physical, occupational and recreational therapy. The center can also treat a variety of disorders associated with speech, language, hearing and swallowing. Family Birthing Center - The center was expanded in 1985 and includes five labor-delivery-recovery rooms, a surgical suite and four nurseries. 1,894 employees - up nearly 20 percent from the 1990 count of 1,586. In 1992 there were 145 doctors affiliated with MMMC - up 45 percent from 100 doctors in 1988. Table E-8 shows some selected statistics for MMMC such as the number of admissions between 1989 and 1991. Current issues being faced by MMMC include the combining of health care services to provide a more regional approach to health care; the decreasing availability of qualified health care workers; and charitable care for uninsured users of the center's facilities. The goals of MMMC includes providing a comprehensive system of health care serving all stages of life and responding to the needs of the community. MMMC will seek new opportunities and initiate alliances to meet these goals. MMMC will also continue to promote more interaction between physicians and other health care providers. The center will advocate ·equal access to health care to improve the health status of area residents. MMMC recently purchased the Lakeview Radiology - In addition to facilities located at MMMC, two outpatient locations are available. School property and is devising a plan to develop the property. Other services include a pediatrics facility, a substance abuse treatment program, 24 hour emergency room services, a psychiatric unit and a variety of other services. In 1992 the 280 bed facility had 1,794 employees, plus an additional 100 at the MMMC Nursing Care Center for a total of 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN E-14 ] �_ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC AND QUASI-PUBLIC FACILITIES TABLE E-8 SELECTED STATISTICS !~!2l !•:• 1•!· )J j 9$Qf 1991}> 1 1 1 1 !l:! li:l !i 1 1 Admissions Angioplasty* Ambulatory Care* Births Cardiac Catheterization * Surgery X-Ray 11,100 10,419 -6.1 9,905 -4.9 177 294 66.1 514 74.8 11,628 13,341 14.7 17,002 27.4 1,203 1,357 12.8 1,174 -13.5 862 1,177 36.5 1,515 28.7 7,977 9,092 14.0 9,658 6.2 62,088 74,699 20.3 77,811 4.2 *Primarily outpatient SOURCE: Mercy Memorial Medical Center , , 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN E-15 �_ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC AND QUASI-PUBLIC FACILITIES residents. Table E-9 lists churches that are in and around St. Joseph. Churches Churches are an important part of community life for many of St. Joseph's TABLE E-9 CHURCHES IN THE ST. JOSEPH AREA American Baptist church of St. Joseph 3265 S. Cleveland, St. Joseph, Michigan First Baptist Church 902 Broad, St. Joseph, Michigan First Landmark Missionary Baptist Church Chapel 3835 Washington, St. Joseph, Michigan Niles Avenue Baptist Church - SBC 1301 Niles Avenue, St. Joseph, Michigan Oakridge Baptist Church 766 Oakridge Drive, St. JosepO00h, Michigan North Lincoln Baptist Church 683 Maiden, St. Joseph, Michigan St. Joseph Catholic Church 211 Church St., St. Joseph, Michigan Niles Road Community Church 3800 Niles Road, St. Joseph, Michigan Riverview Park Christian Church 2929 Niles Road, St. Joseph, Michigan Christman Reformed Church of St. Joseph 3275 Washington St., St. Joseph, Michigan First Church of the Nazarene 3351 Niles Avenue, St. Joseph, Michigan First Congregational Church 2001 Niles Avenue, St. Joseph, Michigan Pilgrim Congregational United Church of Christ 1200 W. Glenlord Road, St. Joseph, Michigan St. Paul's Episcopal Church 914 Lane Drive, St. Joseph, Michigan Chapel An Evangelical Free Church 4250 Washington, St. Joseph, Michigan Grace Lutheran Church 404 E. Glenlord Road, St. Joseph, Michigan Saran Lutheran Church - ELCA 510 Main St., St. Joseph, Michigan Trinity Lutheran Church 715 Market, St. Joseph, Michigan Church of Christ 3550 Niles Road, St. Joseph, Michigan St. Joseph Seventh-Day Adventist Church 2929 Niles Avenue, St. Joseph, Michigan Berrien Unitarian Universalist Fellowship 4340 Lincoln St., St. Joseph, Michigan St. Peter's United Church of Christ 623 Church St., St. Joseph, Michigan Zion Evangelical UCC Church 3001 Veronica, St. Joseph, Michigan Arden Limited Methodist Church 4841 N. US-31, St Joseph, Michigan First United Methodist Church 3003 Leco Court, St. Joseph, Michigan SOURCE: 1988-89 Benton Harbor-St. Joseph Ameritech PagesPlus 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN E-16 �_ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC AND QUASI-PUBLIC FACILITIES Historic Sites There are currently nine historic sites in St. Joseph that are listed on the State's Register of Historic Sites. None of the sites are listed on the National Register of Historic Sites. Table E-1 0 lists the sites, the location and the date the site was put on the State's Register of Historic Sites and the date a marker was placed on the site. TABLE E-10 HISTORIC SITES IN ST. JOSEPH ·. ·...,tr::H1is Bi~J~~#efi.I:I: William Burnett Trading Post East of Miller Dr. and Langley Ave., on the western shore of the St. Joseph River State Register - 03-13-62 Marker - o1-17-65 Congregational Church of St. Joseph 601 Main Street State Register - 03-13-62 William S. Dunbar House 814 State Street State Register - 01-18-80 Edgewater Club Annex 375 North Ridgeway Street State Register - 07-20-84 Fort Miami Lake Boulevard and Ship Street State Register - 02-18-56 Marker - 04-26-56 Fort St. Joseph and St. Joseph Mission 200 Lake Boulevard State Register - 07-20-89 Herring's First Flight Silver Beach State Register - 05-10-68 Old St. Joseph Historic District State and Main Streets and Lake Boulevard State Register - 09-17-81 Markers (2) - 08-07-84 St. Joseph Public Library 500 Main Street, corner of Elm Street State Register - 06-18-82 SOURCE: Michigan Department of State Bureau of History The YWCA of Southwestern Michigan The YWCA, located at 508 Pleasant Street, has been located in the present building since 1925. An addition to the building was completed in 1958. Facilities at the center include a fitness center, swimming pool, gymnasium, Nautilus room and a day care center, 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN which currently serves 80 families. The YWCA offers many programs for area residents such as swimming lessons, gymnastics .ballet, Tae Kwon-Do, aerobics, aqua-aerobics, yoga, senior fitness classes and babysitting for users of the facilities. The center has a staff of 60 and currently has approximately 1,500 members. E-17 �_ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC AND QUASI-PUBLIC FACILITIES KRASL Art Center The KRASL Art Center, located at 707 Lake Boulevard, is a nonprofit organization supported by memberships and donations. The Center is accredited by the American Association of Museums and is open seven days a week, free of charge. The Art Center is sponsored by the St. Joseph Art Association and was opened in 1980. The Center is operated by four full-time employees and two parttime employees. Additionally there are numerous volunteers that help make many of the Center's programs a success. The 3-level building, which is handicapped accessible, offers 2,200 square feet of exhibition space plus an additional 2,000 square feet of classroom space. The three galleries house numerous exhibitions that are changed monthly. In addition to the many exhibitions, the Center sponsors a number of classes for people of all ages. Other opportunities include day trips, travel abroad, an art shop, music programs and dinner lectures - as well as a variety of other opportunities. The KRASL Art Center has between 20,000 and 25,000 visitors annually. The Center also sponsors an art fair every July that attracts as many as 75,000 people from around the Midwest to the two day fair. The Benton Harbor-St. Joseph YMCA Family Center The YMCA, located at 3665 Hollywood Road was opened in 1981 replacing an older facility in Benton Harbor. In 1984 an addition was added to the YMCA that includes four racquetball courts and a mens' full service area. In 1987 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN additional parking and a multipurpose room was added. Recent membership trends indicate an increase in the number of users. Table E-11 shows membership trends, by sex, between 1988 and 1990. TABLE E-11 YMCA MEMBERSHIP TRENDS % ':) 988 1"989 1990 :::, Increase ' 88-90 Male 1,783 2,749 3,224 80.8 Female 1,402 2,228 2,557 82.4 Total 3,185 4,977 5,781 81 .5 SOURCE: Benton Harbor-St. Joseph YMCA These dramatic increases demonstrate the important role the YMCA plays in the St. Joseph area. The YMCA estimates that 49 percent of its members live in St. Joseph, the remaining members live in the surrounding communities. Since a large portion of the YMCA's income (55. 7% in 1990) are from membership dues, the total income has increased along with the memberships. In 1990 the YMCA's income was $906,380. Programs currently sponsored by the YMCA include the following: - Exercise and Aerobic Classes - Prenatal Exercise Classes - Strength Training Classes - CPR Training - Arthritis Classes - Aquatics for Various Ages -Youth Team Sports - Karate - Racquetball - Adult League Sports -Golf -Day Camp E-18 �_ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC AND QUASI-PUBLIC FACILITIES - Nursery and Preschool Programs Halloween Party Leadership Training • Plus many others The YMCA is aware of the importance of planning for the future. More information relating to the YMCA can be found in the report titled "YMCA Moving Ahead: A Working Paper Developed for Use at the Long-Range Planning Meeting, June 20, 1991". Maud Preston Palenske Memorial Library The City of St. Joseph, as well as the Charter Township of St. Joseph is served by the Maud Preston Palenske Memorial Library. The Library, built in 1966 with an addition added in 1981, has approximately 25,000 square feet. In December 1991 the Library had 72,475 volumes. Additionally, the library houses many periodicals, records, audio and video cassettes, toys, cameras, microfiche and other media forms. The Library offers a TDD (Telecommunication Device for the Deaf) to allow people with a hearing impairment to communicate using the telephone system. Enlarging equipment and a magnifier are available for the visually impaired. A variety of programs are offered for residents of all ages including story hours, cooking contests, crafts, puppet shows and a pet show in the summer for area children. Programs designed for adults include photography shows, art exhibits, ,. -genealogy, a book club, investment counseling and various club meetings. The Maud Preston Palenske Memorial Library is a member of the Southwest Michigan Library Consortium and the Michigan Library Association. The 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN Library has 12 employees - several of which are considered part-time. The circulation in 1990-1991 was 185,251. At the time of this report the Library's Board is conducting a needs analysis. Preliminary data indicates the Library is in need of additional seating space, periodicals and audio books. Water Lake Michigan offers an unlimited source of fresh water for the people and businesses of St. Joseph. Water is drawn from the Lake via an intake riser 1,500 feet from shore from a depth of 14.5 feet. The water is considered to be moderately soft but is influenced by weather conditions, discharge from the St. Joseph River and the shifting topography of the Lake bottom. The City of St. Joseph's water system provides water for 9,214 residents. In addition, the system provides water for over 82 percent of St. Joseph Township's 9,613 residents, nearly 86 percent of Lincoln Township's 13,604 residents, all of Stevensville's 1,230 residents, 100 percent of Shoreham's 737 residents and 74 of Royalton Township's residents. 1 Applying the 1980 percentages, and 1990 Census figures, a total of 30,837 residents are served by the water system. The water treatment plant, originally built in 1931, has had numerous improvements. In 1975-76 the plant's capacity was expanded to 16 million gallons per day. In 1972 a booster pump station was constructed at Marquette Woods Road in Lincoln Township and in 1 1990 Census of Population, City of St. Joseph E-19 �_ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC AND QUASI-PUBLIC FACIL~ FIGURE E-1 1967 a 750,000 gallon elevated tank was constructed. AVERAGE DAILY WATER PRODUCTION Figure E-1 shows the daily amount of water produced by the plant based on yearly averages. The 6.068 million gallons per day produced in 1988 was 27.7 percent higher than the 1980 average of 4.753 million gallons per day. On June 13, 1988, the plant produced 15.39 million gallons of water to meet high demands brought on by the drought. This figure (15.39 million gallons per day) represents 96.2 percent of the plant's designed capacity. The average per capita production in 1988 was 192 gallons per day. The St. Joseph Water system has a total storage capacity of 5.12 million gallons. Over half (2.87 million gallons) of the storage capacity is located at the treatment plant. The remaining storage areas are the elevated storage (0.75 million gallons) and ground storage (1.5 million gallons) tanks. Emergency water supplies are available via interconnections between the City of Benton Harbor and St. Joseph. Wastewater Treatment In May of 1991 the "Benton Harbor/St. Joseph Area-Wide Sewer/Water Study" was completed for the Community Economic Development Corporation. The report details existing capacities of the water and sewage treatment facilities. Wastewater treatment is provided by the joint wastewater treatment plant owned and operated by the City of St. Joseph and the City of Benton Harbor. An eight member Board with three representatives from St. Joseph operates metering stations to determine the wastewater flows from each municipality using the 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN AVERAGE DAILY PRODUCTION (MIWONS OF GALLONS) 7-r-------------• 4+-----------~• 3+-----------~• 2~------------11 0 ..,__-r--.---r----.----,---.-........--.---...,......J ~ ~ # ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ YEAR SOURCE: City of St. Joseph facilities. These flows are used to determine the distribution of costs for operating the treatment plant between the users of the system. The treatment plant is located on Marina Island, within the City of St. Joseph. St. Joseph has a gravity sewer which was built in the early 1950s in conjunction with the treatment plant and Benton Harbor's gravity sewer system. In addition to these two gravity systems, a 20 inch force main was constructed in 1976. A modified activated sludge process for secondary treatment is used to treat the area's wastewater. Anaerobic digestion is used to stabilize the sludge and vacuum filtration is used for sludge dewatering. Phosphorus removal is performed by chemical precipitation. The plant was designed to provide 90 percent removal of suspended solids and biological oxygen demand (BOD), and 90 E-20 �_ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC AND QUASI-PUBLIC FACILITIES percent removal of phosphorus. The plant is designed to process an average wastewater flow of 13~0 million gallons per day (mgd) with a maximum daily wastewater flow of 19.5 mgd. The peak hydraulic capacity of the plant is 24.0 mgd. The plant design is also based on a raw wastewater suspended solids load of 28,200 lb/day and biological oxygen demand (BOD) of 37,950 lb/day. 2 The treatment plant is well maintained and consistently provides quality treatment at an affordable cost. The plant currently has the capacity to meet the area's wastewater needs. Projections -indicate that in 2010 the plant will be able to adequately handle the average daily wastewater flow, but peak day flow will exceed the plant's current capacity. Improvements to the plant that will allow it to meet peak day flows is estimated to cost $1.5 million (CEDC). While the combined treatment plant is shared by Benton Harbor, Benton Charter Township, St. Joseph Charter Township, the City of St. Joseph, Lincoln Charter Township and Royalton Township, each area is responsible for maintaining their own sewers. St. Joseph's sewer system still contains some combined sewers (sanitary and storm sewers). The City is in the process of addressing this problem as well as problems relating to the age of the system and infiltration of the system. The 1991 report also concludes that detailed inspections of major trunk lines should be undertaken to determine specific capacities and to locate any structural problems. provided through an integrated power network. Over 65 percent of the electricity generated by Indiana Michigan Power is generated in coal burning plants. Nearly 35 percent is generated by Cook Nuclear Plant in Bridgman, Michigan, and less than one percent is hydro power. Indiana Michigan Power generates 6, 159 Megawatts of electrical energy. Residential rates are 4.66 cents per kilowatt hour for under 500 hours. The rate increases to 5.16 cents per kilowatt hour for over 500 hours. There is also a monthly service charge of $7.05 per customer. The national average for electrical energy is 7.87 cents per kilowatt hour. Indiana Michigan Power provides energy for Berrien, Cass, Van Buren and St. Joseph counties in Michigan, with limited services provided to Kalamazoo County and Allegan County. Indiana Michigan Power has 424,077 residential customers, 46,623 commercial customers, 4,497 industrial customers and 2,079 other customers for a total of 477,276 customers. The company serves an area that covers 7,307 square miles of land in Indiana and Michigan and has 20,882 miles of electrical line. Electricity Indiana Michigan Power provides electricity to the residents and _businesses of St. Joseph. Power is 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN 2 Community Economic Corporation Development E-21 �_ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC AND QUASI-PUBLIC FACILITIF.S Natural Gas Michigan Gas Utilities Company, which is owned by Utilicorp United, is the fourth largest provider of natural gas in Michigan. Toe company serves 165,000 customers throughout Michigan. The company's Western Michigan Division provides natural gas for many of west Michigan's communities - including St. Joseph and Benton Harbor. Residential rates are $3.87 per 1,000 cubic feet. Commercial rates are $3.92 per 1,000 cubic feet. Of the four largest natural gas companies in Michigan, Michigan Gas Utilities Company has the lowest rates. Public Transportation Toe Twin Cities Area Transit Authority provides Dial-A-Ride services to the residents of Benton Harbor, Benton Township and the majority of St. Joseph. Regular rates for services in St. Joseph are $2.00. For residents over 62 or medicare card holders, the fee is $1.00 children's rates are $1.20. These fees account for 21 percent of the Authority's operating budget. The remaining costs are covered by the Federal Government (30%), the State of Michigan (40%) and the City of Benton Harbor (9%). The Authority has a total of 35 employees 24 of which are full-time and 14 of which are drivers. The Twin Cities Area Transit Authority, located at 275 East Wall in Benton Harbor, serves an average of 635 passengers per day. Existing needs include more busses and more drivers a lack of additional funding limits the number to the existing levels. Future goals include longer operating hours and expanded service areas. 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN National Functional Classification System As residents of a community, people know from experience which roads are local and which roads are used to travel to adjacent or distant communities. The same idea has been used by the U.S. Department of Transportation to classify street systems. There are essentially three types of street classifications - with variations for each classification. Arterial streets are designed to maximize mobility through limiting access and maximizing speed. Local streets are designed to maximize access by limiting speed and maximizing access. Collector streets are meant to act as a "bridge" between the two other types of streets. Map E-1 shows the National Functional Classification System for St. Joseph. The major arterials are I-94/US-33, Niles Avenue, Lake Shore Drive, Napier Avenue, Wayne Street and portions of Port and Ship streets. The minor arterial streets include Hilltop Road, Cleveland Avenue, Lake View Avenue, Lake Boulevard, Langley Avenue, Broad Street and Ship Street. Collector streets include Hawthorne Avenue, Wallace Avenue, • Kingsley Avenue, Wolcott Avenue, Lake Street, Vine Street and Upton Drive. The remaining streets are all classified as local streets. Average Daily Traffic Trends Even though St. Joseph's population has been decreasing most of the traffic count stations operated by the Michigan Department of Transportation (MOOT) have shown an increase in traffic between 1980 and 1990. The location of the stations and the average daily traffic counts for 1980, 1985 and 1990 are E-22 �~ I._/~,/<. I'( ~& C ~0 LEGEND I NON-FREEWAY PRINCIPAL ARTERIAL--CONNECTING LINKS OF RURAL MINOR ARTERIALS 3 f■ ■ ■ i NON-FREEWAY PRINCIPAL ARTERIAL--NONCONNECTING LINK I E - ~ <f 8 ~ MINOR ARTERIAL STREETS I I I I I CO~LECTOR STREETS ~ s LOCAL STREETS I II "'""'"'"~~ -•w liAvt: I a • __ J • I L . .i V/\r-i · :::::,111 I ~:=L - ~ 1 I I SAINT MAPE1 SCAL£ ~ o· 500· 1ooo· 1500· • 2500' GOVE ASSOCIATES INC. i 1.,.1 JOSEPH, MICHIGAN NATIONAL FUNCTIONAL CLASSIFICATION SYSTEM I �_ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC AND QUASI-PUBLIC FACILITIES shown on Map E-2. Although most of the stations increased over the 1O year period, several stations decreased. Station A, located on 1-94 /US-33 between the northern and southern portions of St. Joseph, decreased by 17.7 percent during the 10-year period. The most dramatic decrease occurred at Station B, which is located on Wayne Street between St. Joseph and Benton Harbor. The station decreased by 30 percent during the 10-year period from 18,000 in 1980 to 12,600 in 1990. Station 0, located on the south side of the City, decreased by 10.2 percent during the period. Other stations that decreased include Stations C, D and J. Station M, located on Niles Avenue north of the City boundary, increased by 32.5 percent between 1980 and 1990. This increase, from 20,000 to 26,500 was the most dramatic. Station K on Cleveland Avenue increased from 12,000 to 15,600 - an increase of 22.5 percent. Station L on Lakeshore Drive increased from 12,000 to 14,800 - an 18.4 percent increase. Station H on Main Street increased by 16.4 percent. Other stations that increased include Stations E, F, G, I and N. In 1990 the station with the highest count was Station M on Niles Avenue, which had a count of 26,500. Stations E and F both had 1990 counts of 24,400. In 1980 Station E had the highest traffic count with a count of 23,000. 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN E-24 �~ I_/~ ~& ,/I.. ''( C ~(.J LEGEND STATION A 8 C D E F G H I J K L M N 0 1980 13,000 18,000 9,000 8,800 23,000 22,000 11,000 12,800 12,500 16,000 12,000 12,500 20,000 1'1,000 13,700 1985 1990 14,200 10,700 14,900 12,600 7,500 8,700 8,500 8,700 22,800 24,400 24,300 24,400 13,000 11,800 13,500 14,900 13,100 13,900 16,800 15,800 13,000 15,600 11,300 14,800 22,800 26,500 12,800 11,300 13,100 12,300 <' i1 I 8 ~ ~4M J✓, ~/2/~r ~ ~f% v~~ ~~a ds~t!?l 88 ~~ oO~ ~□ AACJL -,□o2:TE~:f .:":;·~ ~ ✓ ~~"-UooB~~ ~Q rj.ui: ;in~e; Jc! t;"A\£ 11 ~,,MOHA\11(]~\£ A~ 1 -' ~ ~ _.J )~6~ ~11-s9aD[J~~c 1~ ~~ 3I~ ~□~GOV ~I 1(ilrl 7...~II-- ilNl!/ All[ ~II ~~·~□n'l£Sll:R Al/En~~C n "• g)LONI - loR 3 I 2 WV [ nnw,n~n~ , . . ifN II.""'- I ■ :JIii ■~ ~~ c:::> • __ J •IL . .i••~,--------r,--~MA~P~E-~2---~1 SAINT JOSEPH, ~- SCAL£ ~-,. o· ~ I I soo· I 1000· 1500· MICHIGAN 2500· GOVE ASSOCIATES INC. AVERAGE DAILY I TRAFFIC TRENDS I �PUBLIC PARTIC/PA TION �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC PARTICIPATION Introduction In order to create a pJan that reflects the desires of the area's residents, it is necessary to determine how people feel about a variety of topics. This has been done by distributing a community-wide questionnaire, interviewing members of the Planning Commission and City Commission, other interested people, and through an initial public meeting and the monthly Planning Commission meeting. Additionally a public hearing was held at the end of the planning process. This Section of the Plan contains the St. Joseph questionnaire results and the key person survey results. St. Joseph Questionnaire Results During June and July of 1992 a planning survey questionnaire was developed, distributed, collected, tabulated and analyzed by Gove Associates, City Staff and the Planning Commission. The questionnaire was mailed with the tax bills for homeowners and businesses and distributed by hand to the City's major multi-family units. In order to have a statistically valid survey, 300 responses were required, but 750 questionnaires were returned to the City - a very good return rate for a survey, 18.75 percent. The tabulated results of the survey questionnaires are included at the back of this section. The results of the survey, on a question by question basis, follows: Tabulated Survey Results Question #1: Are you an adult City resident or a non-resident property owner? 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN the 740 responses to this question, 672 (90.8%) were City residents and 68 (9.2%) were nonresident property owners. It is apparent that this survey will represent residents opinions to a greater degree than non-resident property owners, i.e. business owners and landlords. This is to be expected since there are more residents than businesses. Of Question #2: To what age group do you belong? Of the 743 responses to this question, 7 (0.9%) were between 19 and 24; 70 (9.4%) were between 25 and 34; 126 (17.0%) were between 35 and 44; 142 (19.1%) were between 45 and 54; 142 (19.1%) were between 55 and 64; and 256 (34.5%) were 65 and over. The median age of the respondents is 56. 7 years of age. This is higher than the City's median age of 37.2 years of age, however, when those residents under age 19 are removed, the City's median age rises to 42.9 years - which is still considerably lower than the median age of the questionnaire respondents. Factors contributing to this include: 1) many of the City's residents are retired and tend to have more time to complete a survey; 2) many older residents have more at stake and have lived in St. Joseph longer than many younger residents; and 3) many of the City's younger residents live with parents that would have completed the survey. Considering these points, we believe the survey results to be valid but skewed to older residents' opinions. F-1 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC PARTICIPATION Question #3: If a City resident, do you own your home? Of the 669 responses to this question, 608 (90.9%) were homeowners and 61 (9.1%) did not own their home. The 1990 Census lists 2,396 (57.0%) of the City's 4,200 occupied units as being owner-occupied - which indicates that a higher proportion of homeowners are represented in this survey. The reasons for this imbalance are similar to the age difference, 1) homeowners tend to have more at stake than renters; 2) homeowners tend to have lived in an area longer than non-homeowners; and 3) homeowners tend to be older and have more time to devote to community betterment. This anomaly does not invalidate the survey, however, it only means that the opinions tend to be weighted towards the homeowner's perspective of the City. Question #4: Please indicate which category your total family income fell into last year. Of the 699 responses to this question, 92 (13.2%) had incomes below $14,999; 58 (8.3%) had incomes between $15,000 and $19,999; 49 (7.0%) had incomes between $20,000 and $24,999; 49 (7.0%) had incomes between $25,000 and $29,999; 49 (7.0%) had incomes between $30,000 and $34,999; 52 (7.4%) had incomes between $35,000 and $39,999; 81 (11.6%) had incomes between $40,000 and $49,999; 122 (17.5%) had incomes between $50,000 and 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN $74,999; and 147 (21.0%) had incomes greater than $75,000. The median family income of the respondents was $40,000. In 1989 the median family income of St. Joseph was $38,504 - which correlates very well to the survey results. Question #5: Which of the following residential types should be encourage as future development? #5(1) - Single -Family Residences Of the 750 responses, 575 (76.6%) were in favor of the additional development of single-family dwellings. #5(2) - Multi-Family (Apartments) Of the 750 responses, 114 (15.2%) were in favor of the additional development of multi-family housing (apartments). #5(3) - Duplex (Two-Family) - Of the 750 responses, 133 (17.7%) were in favor of the additional development of duplexes. #5(4) - Condominiums, - Of the 750 responses, 175 (23.3%) were in favor of the additional development of condominiums. #5(5) - Senior Congregate Housing Of the 750 responses, 265 (35.3%) were in favor of the additional development of senior congregate housing. #5(6) - Modular Homes - Of the 750 responses, 44 (5.9%) were in favor of the development of modular housing. F-2 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC PARTICIPATION The only category where over 50 percent of the respondents feel that further housing development should occur is in the additional development of singlefamily housing. However, a higher than expected number supported congregate housing. Question #6 - Where do you shop and the frequency? #6(a) - Downtown St. Joseph - Of the 700 responses, 638 (91.1%) shop in downtown St. Joseph. Of the 616 respondents that stated how often they shopped in the downtown area, 323 (41.7%) shopped four or more times per month. #6(b) - Other areas in St. Joseph Of the 671 responses, 638 (95.1 %) shop in other areas of St. Joseph. Of the 579 respondents that stated how often they shopped in other areas of St. Joseph, 423 (73.1%) shopped four or more times per month. #6(c) - Niles Area - Of the 457 responses, 38 (8.3%) shop in the Niles area. Of the 446 respondents that stated how often they shopped in Niles, 19 shopped four or more times per month. #6(d) - Benton Township - Of the 614 responses, 504 (82.1%) shop in Benton Township. Of the 543 respondents that stated how often they shopped in Benton Township, 201 (37.0%) shopped four or more times per month. #6{e) - South Bend Area - Of the 567 responses, 357 (63.0%) shop in 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN the South Bend area. Of the 512 respondents that stated how often they shopped in the South Bend area, 30 (5.9%) shopped four or more times per month. #6{f) - Kalamazoo/Grand Rapids Of the 516 responses, 241 (46.7%) shop in Kalamazoo/Grand Rapids. Of the 487 respondents that stated how often they shopped in the Kalamazoo/Grand Rapids area, 15 (3.1%) shopped four or more times per month. #6(9) - South Haven - Of the 456 responses, 68 (14.9%) shop in South Haven. Of the 441 respondents that stated how often they shopped in South Haven, 6 (1.4%) shopped four or more times per month. Question #7 - Are there specific commercial businesses or professional services which you feel are needed in St. Joseph? A list of the responses, in descending order of responses received, are listed below: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. # of Responses Department Store 19 Grocery 14 Discount Store 11 Recycling 11 Clothing 11 Additional/Improved 9 Medical Services Mass Transportation 9 Tourism Related Activities 7 Sporting Goods 7 Hardware/Lumber 6 Womens Clothes 5 Shoes 4 Restaurant on Beach 4 General Retail 4 F-3 �- - - - - - - - - - - - - - - - - PUBLIC PARTICIPATION # of Responses General Restaurant 4 Mens Clothing 4 Additional Parking 4 Civic Center with conference 4 and banquet facilities 19. Mall/Outlet Mall 3 20. Fabric Store 3 21. Childrens Clothes 3 15. 16. 17. 18. Two responses were received from the following: Taxi Service, Day Care, Olive Garden Restaurant, Zoo, Stores should be open later, Art Gallery, Computer Store, Recreational Boating, Water Park and Golf Course. One response was received from the following: Business Services, Seafood Restaurant, Harley Davidson Shop, Candy Store, Steak & Ale, Chi Chi's, Show Biz Pizza, Bakery, Female Physicians, Information Kiosk, Coffee Shop, Auto Parts Store, Antiques, Existing businesses should improve level of services, upgrade Mall, Dry Cleaning, Ethnic Restaurant, Food Co-op, Public Pool, Music Store, Boat Rental, Restaurant with live music, Convenience Store, Sidewalk Cates, Ice Skate sales/rental, Hobby Shop, Buick Dealer, back door access to shops, Dance Hall and Ice Cream and Sandwiches. Question #8 - How do you feel the older manufacturing areas should be redeveloped in the future? #8(1) - Residential - Of the 750 responses, 193 (25.8%) feel that the 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN areas should be used for residential purposes. #8(2) - Commercial - Of the 750 responses, 289 (38.5%) feel that the areas should be used for commercial businesses. #8(3) - Public - Of the 750 responses, 121 (16.1%) feel that the areas should be used for public uses. #8(4) - Business/Industry - Of the 750 responses, 426 (56.8%) feel that the areas should be used for business and industry. #8(5) - Recreation/Open Space - Of the 750 responses, 299 (39.9%) feel that the areas should be used for recreation and open space. Of the five types of land uses, Business and Industry was chosen by more residents as the favored way to redevelop older manufacturing areas. Question #9 - Is there a particular type of recreational activity which you would like to see developed in St. Joseph? Of the 293 tabulated responses to this question (others are included in the comments section}, 73 of the responses (24.9%) favored further development of beach/water related activities; 49 (16.7%) feel the City needs to improve walking and biking trails; and 44 (15.0%) feel that additional recreational opportunities are needed for young people. Of the 293 responses, 18 (6.1%) felt that additional indoor activities are F-4 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC PARTICIPATION needed; 17 (5.8%) would like to see ice skating developed further; 15 (5.1 %) would like to see passive parks developetf further; 11 (3.8%) would like to see more playgrounds developed; 5 (1. 7%) would like to see more team sports; and one respondent feels more softball facilities are needed. Other responses can be seen in the comments section. Question #1 O and #11 - See Planning Questionnaire for the results. The 1O categories under "current condition/situation" which received the most responses in the "good" rating (highest rating) are: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. Fire Protection Facilities Police Facilities Churches Library Facilities School Facilities Livability of City Snow Removal Overall Appearance Sidewalk Access Downtown District (591) (574) (562) (561) (547) (536) (529) (515) (506) (480) The 1O categories under "current condition/situation" which received the most responses in the "fair" rating (lowest rating) are: 1. 2. 3. 4. &. 6. 7. 8. 9. 10. Ausco Property Redevelopment Bicycle Path Development Tax Base Tourism Waterfront Areas Recreational Facilities Traffic Flow YWCA Family Orientation Downtown District (468) (373) (215) (123) (109) (101) (95) (79) (55) (49) The 1O categories under "future attention" which received the most responses in the "high" rating (high level of attention should be devoted) are: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. Ausco Property Redevelopment Livability of City Waterfront Areas Overall Appearance Tax Base School Facilities Recreation Facilities Housing Conditions Downtown District Tourism (452) (360) (358) (328) (306) (301) (300) (298) (295) (295) The 1Ocategories under "future attention" which received the most responses in the "low" rating (low level of attention should be devoted) are: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. Churches Marinas Bicycle Path Development Library Facilities Sidewalk Access Mercy Memorial Med. Center YWCA Neighborhood Parks Snow Removal Police Facilities (156) (144) (116) (108) (106) (99) (97) (77) (76) (68) It should be noted that while these categories have been chosen for not needing much . attention, all but one category (churches) have more responses in the "high" rating than in the "low" rating. Comments from Survey In addition to the preceding survey results, that can be numerically tabulated and compared, the survey comments are a compilation of residents feelings. Comments tend to be more critical of the City, since they are points that the 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN F-5 --------- �- - - - - - - - - - - - - - - - - - - PUBLIC PARTICIPATION respondents feel need to be improved upon. Fewer comments are received that state a particular service or other item is not in need of improvements. 12. Due to the quantity of comments received they have been placed into 33 groups. For a complete listing of the comments, contact the City's Inspection Department. 14. The comments, listed in descending order of responses are as follows: # of Responses 1. 2. 3. Dissatisfaction with City Services, Employees, School System, City Commissioners and Boards 47 16. Problems with rental properties 11 17. Improve downtown parking 11 18. Improve shopping 10 19. Do not increase tourism - pay more attention to year-round residents 10 20. Move City Hall 10 21. Limit waterfront development 10 24. Increase citizen input 9 35 25. Keep City Hall downtown 8 26. Improve public relations 7 27. Regulate pet owners 7 28. Infrastructure improvements 7 29. Improve vacant industrial sites 6 30. Regulate billboards and political signs 5 31. Attract younger people 4 32. Regulate ski jets and boats 4 33. Increase/institute non-resident fees 3 29 Improve sidewalks and paths for pedestrians and bicycles 25 23 Improve marina (5) and beaches (11) 16 Approve of bluff improvements and activities 15 Dissatisfaction with waterfront development 12 41 Improve recreation and related activities 11 . Comments concerning questionnaire 15. 9 6. 10. 12 Traffic problems Like living in St. Joseph -9. Satisfied with City services, Employees, School System, City Commissioners and Boards 23. 5. Maintain and improve residential areas 13 9 Need more business, industry jobs and tourism (9) 8. Dissatisfaction with Mercy Memorial Medical Center 13. 22. · Develop additional parking 44 7. 14 78 Dissatisfaction with development and activities on Bluff 4. 0 Taxes and cost of housing too much Dissatisfaction with zoning and various City ordinances 14 CITY OF ST. JOSEPH COMPREHENSIVE PLAN F-6 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC PARTICIPATION see what choices are preferred by particular groups in St. Joseph, i.e. homeowners, seniors, etc. Cross-Tabulations This section shows. the responses of certain questions with those of others - to Cross-Tabulation #1 - Age and Income (Questions #2 and #4) age group, which earns a median family income of $61,665 - considerably higher than the overall median family income of $38,504. The only age group (with adequate responses to determine a median income) that was below the overall median income was the 65 and over group. Residents 65 and over had a median family income of $21,600. When age and income are crosstabulated it becomes apparent that certain age groups earn more money than other groups. When the median income of residents is compared by age it can be seen that income rises as age increases and then decreased as residents reach retirement age. The highest income age group is the 45-54 Income Below $14,999 19-24 2 25-34 Age 45-54 35-44 55-64 65+ 73 9 11 1 3 2 1 6 3 3 $20,000-$24,999 0 1 8 10 $25,000-$29,999 0 7 3 4 36 25 7 12 18 $30,000-$34,999 2 9 10 7 $35,000-$39,999 $40,000-$49,999 2 8 13 14 $15,000-$19,999 $50,000-$74,999 8 9 13 20 0 6 11 25 14 15 39 33 54 41 25 5 NA $61,667 $42,500 $43,461 $56,089 Median Family Income for St. Joseph - $38,504; 1990 U.S. Census 0 0 $75,000+ Median 13 18 15 22 $21,600 Cross-Tabulation #2 - Age and Home Ownership (Questions #2 and #3) Age also influences home ownership. As people grow older, home ownership percentages climb, to peak at 98.3 percent for residents between the ages of 55 and 64 years of age. The percentage drops to 86.9 percent for residents 65 and over. Age Homeowner Non-Homeowner % Homeowners 0 19-24 25-34 35-44 45-54 55-64 1 55 106 111 117 3 8 25.0 87.3 CITY OF ST. JOSEPH COMPREHENSIVE PLAN 10 91.4 5 2 95.7 98.3 65+ 212 32 86.9 F-7 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC PARTICIPATION Cross-Tabulation #3 - Age and Residential Development (Questions #2 and #5) This series of cross-tabulations shows how residents in different age groups responded to question #5 - which is actually six separate questions (plus comments) dealing with how people feel about the development of different residential types in St. Joseph. This is important in order to understand if the results vary between age groups especially since the survey was answered by a large proportion of residents age 65 and over. 76. 7 percent of the respondents feel that more single-family homes should be developed. For residents 65 and over, 62.5 percent feel that single-family homes should be developed. This figure is higher for residents under the age of 65 (84.2%). The 25-34 age group has the highest percentage of positive responses with an 87.1 percent approval rate. The second most popular form of future residential development is senior congregate housing. While the overall figure is influenced by residents age 65 and over, it is also the second most chosen form of residential development for residents under the age of 65. Overall, 35 percent of the respondents favor the development of senior housing. The cross-tabulation shows that the type of residential development desired by different age groups varies - slightly in some categories and to a greater extent in others. The most favored form of future residential development is singlefamily housing. For the total population, Age Residential Development Categories 19-24 25-34 35-44 45-54 55-64 In favor of single-family residential Not in favor of single-family residential % in favor of single-family 2 5 28.6 61 9 87.1 108 18 85.7 118 24 83.1 121 21 85.2 160 62.5 410 570 173 77 84.2 76.7 In favor of multi-family residential Not in favor of multi-family residential % in favor of multi-family 2 5 28.6 13 57 18.6 16 109 12.8 15 127 10.6 27 115 19.0 38 218 14.8 73 111 413 631 15.0 15.0 0 7 0.0 9 61 12.9 11 114 8.8 30 112 21.1 27 115 19.0 53 203 20.7 77 130 612 409 15.8 17.5 2 5 28.6 18 52 25.7 27 98 21.6 54 88 35 221 13.7 140 346 28.8 175 567 38.0 39 103 27.5 0 7 0.0 18 52 25.7 23 102 18.4 59 83 41.5 55 87 38.7 105 151 41.0 155 331 31.9 260 482 35.0 5 65 9 116 7.2 6 136 4.2 7 135 4.9 13 243 5.0 28 458 5.8 41 701 5.5 In favor of duplexes Not in favor of duplexes % in favor of duplexes In favor of condominiums Not in favor of condominiums % in favor of condominiums In favor of senior congregate housing Not in favor of senior congregate housing % in favor of senior congregate housing In favor of modular homes Not in favor of modular homes % in favor of modular homes 0 1 6 14.3 CITY OF ST. JOSEPH COMPREHENSIVE PLAN 7.1 65+ 96 Under 65 !Total 23.6 F-8 JI �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC PARTICIPATION For residents 65 and over, 41 percent are in favor of developing additional senior housing - for residents under the age of 65 the figure is 31 .9 percent. The 45-54 age group has the highest percentage of favorable responses (41.5%). The third most chosen response is for the development of condominiums. Nearly 24 percent of the survey's respondents favor this type of development. Age does seem to influence peoples' opinions when it comes to the development of condominiums. For residents under 65, 28.8 percent favor their development - for residents 65 years of age and over the figure is 13. 7 percent. Although duplexes are similar to singlefamily housing (the most popular response), only 17.5 percent of the survey's respondents feel that more duplexes should be developed in St. Joseph. People 65 years of age and over are more in favor of their development than people under the age of 65. development of modular housing, with 5.0 percent 65 years of age and older and 5.8 percent under 65 years of age favoring modular housing. Again, the cross-tabulations show that age does influence peoples' responses to a certain extent - but the residents of St. Joseph tend to favor the same types of residential development regardless of age. ''Traditional" types of housing - singlefamily housing - is the overall favorite in St. Joseph. Modular housing (which can be manufactured to be virtually undetectable from traditional single-family housing) is the least favored form of residential development. Senior housing is a popular form of housing development - and was chosen by a variety of age groups. Condominiums, duplexes and multiple-family housing are all forms of housing that some residents feel are needed in St. Joseph - but not the majority. The development of multiple-family housing is the fifth most favored form of residential development. Age does not seem to influence the responses. Overall, 15.0 percent of the respondents favor the development of multiple-family housing with 15 percent under 65 years of age and 14.8 percent 65 years of age and over favoring this development. The least favored form of residential development in St. Joseph is modular housing. Again, age does not seem to influence the results. Overall 5.5 percent of the respondents favor the 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN F-9 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC PARTICIPATION Cross-Tabulation #4 - Age and Development of Manufacturing Sites (Questions #2 and #8) This series of cross-tabulations shows how residents in different age groups responded to question #8 - which is actually five separate questions dealing with how people feel older industrial sites should be developed. This is an important tabulation since a disproportionate larger number of residents 65 years of age and over returned the survey. Of those residents under 65 years of age, 55.3 percent are in favor of redeveloping industry. Of those residents 65 and over, 59.8 percent are in favor of redeveloping industry. Favorable responses for this category are lower in the younger age groups and increase steadily - reaching a peak of 69 percent approval at the 55-64 age group - before decreasing for the 65 and over group. The cross-tabulation shows the type of development that the different age groups desire in older manufacturing sites varies slightly in some categories, and to a greater degree in other categories. The most favored use for redeveloping older industrial sites is business/industry. Nearly 57 percent of the respondents feel that business and industry should be redeveloped on the older sites. The second most favored type of development that residents chose for the older industrial sites is recreation/open space. Over 40 percent of the respondents feel that the sites should be redeveloped to serve the recreational needs of the area. The differences based on the responses of each age group are more pronounced for this category. Age Development Categories In favor of residential Not in favor of residential % In favor of resident In favor of commercial Not in favor of commercial % In favor of commercial In favor of public uses Not in favor of public uses % In favor of public uses In favor of manufacturing Not in favor of manufacturing % in favor of manufacturing In favor of recreation/open space Not in favor of recreation/open space % in favor of recreation/open space 0 19-24 25-34 35-44 2 5 24 46 42 84 34.3 33.3 24.1 19.1 29 41 57 69 59 82 55 87 41.4 45.2 41.8 38.7 28.6 2 5 28.6 2 5 28.6 2 5 28.6 1 6 14.3 25 45 22 104 45-54 55-64 65+ Under 65 34 107 27 114 63 193 129 356 31 110 21 121 35.7 17.5 22.0 14.8 33 37 73 68 98 44 47.1 63 63 50.0 51.8 69.0 41 29 66 60 64 77 57 85 58.6 52.4 45.4 40.1 CITY OF ST. JOSEPH COMPREHENSIVE PLAN 24.6 84 172 32.8 20 238 7.8 153 103 59.8 69 187 27.0 26.6 202 284 41.6 101 382 20.9 269 217 55.3 229 257 47.1 F-10 Total 192 549 25.9 286 456 38.5 121 618 16.4 422 320 56.9 298 444 40.2 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC PARTICIPATION Over 47 percent of residents under 65 years of age favor changing older industrial sites to recreational open space. Only 27 percent of residents over the age of 65 favor using the land for recreation. The 25-34 age group had the largest percentage of respondents favoring the development of recreational areas. Redeveloping the areas for commercial uses was the third most chosen option with 38.5 percent of the respondents favoring commercial development. Of the residents 65 and over, 32.8 percent of the respondents favor the redevelopment of the sites into commercial uses. For residents under 65 years of age, the favorable response equal 41.6 percent of the responses. The age group with the highest percentage of favorable responses is the 35-44 age group. 65 year of age, 20.9 percent favor developing the older industrial sites for public uses. While the cross-tabulations show that different age groups favor different types of development to different degrees - it shows that they essentially agree that business/industry should remain, or be redeveloped, in the older manufacturing sites. Redeveloping the City's older industrial sites for residential purposes is the second least chosen category - this api:-Jies for residents 65 and over as well as residents under 65 years of age. For residents 65 of age and over, 24.6 percent of the responses are in favor of developing the areas for residential uses - this figure is 26.6 percent for residents under 65 years of age. The age group which chose this response the most was the 25-34 age group - which is the age when families generally are in the market for their first home. The least favored category - for both the under 65 age group and the 65 and over age group - is public uses. Only 7.8 percent of the responses from those 65 and over are in favor of developing the sites for public uses. For those under 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN F-11 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC PARTICIPATION Cross-Tabulation and #5) #5 - Homeownership & Housing Development (Questions #3 Homeowners and non-homeowners differ on the types of housing that should be developed. Homeowners are more in favor of the development of single-family housing and non-homeowners are more in favor of multi-family housing - which is not unusual since each group favors the further development of housing similar to what they live in. Homeowner Non-Homeowner Encourage single-family development 491 28 Do not encourage single-family development 117 33 74 23 533 38 99 12 Do not encourage duplex development 508 49 Encourage condominium development 129 15 Do not encourage condominium development 478 46 Encourage the development of senior housing 203 28 Do not encourage the development of senior housing 404 33 32 8 575 53 Encourage multi-family development Do not encourage multi-family development Encourage duplex development Encourage the development of modular housing Do not encourage the development of modular housing 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN F-12 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC PARTICIPATION Cross-Tabulation #6 - Age and Shopping Habits (Questions #2 and #6 While age does influence where people shop to some degree, the influence is not significant. Age 55-64 65+ 128 121 206 8 10 15 19 64 111 126 121 205 1 2 10 2 8 10 Shop In Niles area 0 2 5 8 5 18 Do not shop In Niles area 6 43 80 97 87 102 Shop in Benton Township 6 51 95 90 104 152 Do not shop in Benton Township 0 11 18 30 20 31 Shop in South Bend 5 42 69 88 73 75 Do not shop in South Bend 2 15 34 37 40 81 Shop in Kalamazoo and Grand Rapids 5 31 44 55 50 53 Do not shop in Kalamazoo and Grand Rapids 2 21 53 62 52 82 Shop in South Haven 1 6 10 10 17 24 Do not shop in South Haven 5 41 74 93 71 100 19-24 25-34 35-44 Shop in downtown St. Joseph 4 61 113 Do not shop in downtown St. Joseph 2 8 Shop in other areas of St. Joseph 5 Do not shop In other areas of St. Joseph 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN 45-54 F-13 �PUBLIC PARTICIPATION Cross-Tabylatlon #7 - Homeownershlg and Redevelogm ent of Older Manufacturing Sites (Questions #3 and #8) The only area where homeowners and non-homeowners seem to differ on opinion is in the area relating to the development of business and industry. Morehomeowners favor the development of business and industry and most nonhomeowners are opposed to the development of business and industry. Homeowner Non-Homeowner Favor residential development 165 16 Do not favor residential development 441 45 Favor commercial development 244 14 Do not favor commercial development 363 47 99 11 Do not favor public development 508 50 Favor business/industry development 355 26 Do not favor business/industry development 252 35 Favor recreation/open space 254 22 Do not favor recreation/open space 353 39 Favor public development I ;I 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN F-14 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC PARTICIPATION St. Joseph Planning Questionaire Raw Figures 1. Are you an adult City resident? (a) 672 or/non-resident property owner? (b) 68 2. To what age group do you belong? (1) .L_19-24 (2) -1Q_25-34 (3) _jg§_35-44 (4) _jg_45-54 (5} __HL55-64 {6} 256 65 and Over 3. If a City resident, do you own your home? (1) 608 Yes 4. Please indicate which category your total family income fell into last year. (1) 92 Below $14,999 (2) 58 $15,000-$19,999 (3) 49 $20,000-$24,999 5. (4) 49 $25,000-$29,999 (5) 49 $30,000-$34,999 (6) 52 $35,000-$39,999 (2) _§g_No (7) ~$40.000-$49,999 (8) 122 $50,000-$74,999 (9) 147 $75,000 Above Which of the following residential types should be encouraged as future development? (Please indicate all desired types) 6. (1) .filg_Single-Family Residences (5) 265 Senior Congregate Housing (2) 114 Multi-Family (Apartments) (3) 133 Duplex (Two-Family) (4} 175 Condominiums (6) 44 Modular Homes (Prefabricated Single-Family) (6) ,JJLOther (Please Explain): _ _ _ _ _ _ _ _ _ _ __ Where do you shop and the frequency? # Times/Month* 62 No (b) 638 Yes 33 No (c) 38 Yes 419 No (d) 504 Yes 11 0 No (a) 638 Yes Downtown St. Joseph Other Areas in St. Joseph Niles Area Benton Township # Times/Month* 323 (e) 357 Yes 423 (f} 241 Yes ...m (g) 68 Yes w 11.Q No South Bend Area 30 275 No Kalamazoo/Grand Rapids .1§ 388 No South Haven _§ (h) Other Areas 19 *Over 4 times per month 7. Are there specific commercial businesses or professional services which you feel are needed in St. Joseph? 8. How do you feel the older manufacturing areas should be redeveloped in the future? (Answer all appropriate) (1) 193 Residential (2) 289 Commercial 0 (3) .!ll_Public (5) 299 Recreation/Open Space (4) 426 Business/Industry CITY OF ST. JOSEPH COMPREHENSIVE PLAN F-15 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC PARTICIPATION 9. Is there a particular type of recreational activity which you would like to see developed in St. Joseph? ISSUE IDENTIFICATION: 1O. and 11 . Indicate your impressions of the following facilities/services/areas and what level of attention they need to make St. Joseph a better community in the future? 10. Current Condition/Situation Good Average 11. Future Attention Fair High Average Low Housing Conditions 452 216 28 298 224 43 Library Facilities 561 132 18 149 252 108 Recreational Facilities 331 251 101 300 219 45 66 160 373 238 193 116 School Facilities 547 126 13 301 192 65 Fire Protection Facilities 591 101 13 288 259 61 Police Facilities 574 110 21 254 230 68 irraffic Flow 343 265 95 246 261 50 Sidewalk Access 506 160 30 129 312 106 Neighborhood Parks 455 207 42 179 301 77 Snow Removal 529 139 38 186 288 76 Downtown District 480 175 49 295 209 56 Mercy Memorial Med. Center 420 171 109 246 213 99 55 87 468 452 90 30 Tourism 261 299 123 295 224 49 Family Orientation 325 259 55 225 245 54 rYWCA 353 231 79 160 267 97 Churches 562 112 15 121 261 156 Waterfront Areas 374 214 109 358 159 51 Marinas 474 160 38 152 235 144 Livability of City 536 125 32 360 156 41 Tax Base 180 241 215 306 184 52 Semi-Public Uses 224 289 47 93 323 44 Overall Appearance 515 114 14 328 165 27 4 5 10 6 0 4 Bicycle Path Development Ausco Property Redevelopment Other 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN F-16 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC PARTICIPATION St. Joseph Key Person Survey Results Trends A survey was distributed to Planning Commission members, City Commission members and other people that have an interest in the planning process. Surveys were mailed to people that attended the initial meeting. City Commission and Planning Commission members were interviewed in person - or mailed a survey if they could not attend the interviews. This survey was distributed for the purpose of soliciting ideas about St. Joseph's present trends and the City's future. The results of this survey are not meant to be a numerical comparison of results, but are meant to show what kinds of ideas people have • • • • • • • • • • • • • • • • • 0 about St. Joseph. By having open ended questions, unlike the community survey, a variety of responses were given. This variety of responses gave the Planning Commission additional information to use to see if the Plan was going in the right direction. It also showed that everybody has different priorities. While many of the following responses are based on facts, it should be remembered that for the most part the responses are opinions of people - which is what this section was designed to determine. Quantities of responses have not been included in this section since it was felt that it was more important to view the variety of opinions -instead of the quantity. Increase in service jobs Downtown well-maintained Active Citizens Growth in Marinas Increasing attendance at public events Condominium development Well-maintained properties Progressive community Influx of stores (not downtown) Cultural Influx of physicians Expansion of MMMC Tourism Increase in upscale housing Younger City Commission Growing awareness of St. Joseph's uniqueness Increased support from businesses CITY OF ST. JOSEPH COMPREHENSIVE PLAN F-17 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC PARTICIPATION • • • • • • • • • • • • • • • • • Loss of industry and manufacturing jobs Increasing property taxes Decreasing tax base Increased isolation between St. Joseph and surrounding areas Declining population/slow growth Conservative Declining credibility due to association with Benton Harbor Apathy /lack of drive Inability to attract young people Higher salaries out of St. Joseph Negative attitudes City tries to influence peoples decisions Unwilling to work with developers Resentment towards Cornerstone Poor public relations Lack of promotion Negative impact of surrounding shopping areas in downtown • • • • • Aging population Increasing tourism More liberal thinking Increasing number of young, high income couples/families Need to improve public input process Analysis The first thing people will notice in this list is that they might not agree with all of the responses - some people might feel that a trend is positive and another may feel that it is negative. The benefit of this is that it gives people something to think about - that maybe there is something positive in every trend, or that not every 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN positive trend is without its faults. Other trends are more neutral. The City can ·benefit by working to emphasis the positive trends and reverse or minimize the negative trends. Care should be extended to ensure that one does not cancel out the other - and care should be used to determine if the opinions are actually true. F-18 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC PARTICIPATION Opportunities and Problems 0 • • • • • • • • • • • • The waterlront Health Care/MMMC AUSCO site and other vacant areas Lions Park County development of Silver Beach Work with surrounding communities Tourism Existing character of City Bluff Cultural development Growth opportunities Acquire Whirlpool field and connect to existing CBD • • • • • • • • • • • • • • • • • • • • • • AUSCO site Lack of space for growth Lack of vision/change Two separate commercial areas Proposal C, or other limits on property taxes Cost of implementing ADA Loss of Silver Beach Ship canal Lack of public transportation Appearance of many Main Street businesses Conservative administration High cost of housing Too much waterlront development Commercial sprawl No schools centrally located Whirlpool may not always be in St. Joseph Image of racial problems/inequities Traffic Residents not convinced change is needed High level of rental properties Parking Lack of restaurants downtown CITY OF ST. JOSEPH COMPREHENSIVE PLAN F-19 �~ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC PARTICIPATION Comments • • • • • • • • • • • • • • • Need to attract industries/jobs Improve airport City Hall - relocate/renovate Need more businesses downtown Maintain/improve harbor/marina Senior services needed Senior housing needed Convert box factory Continue to upgrade infrastructure Need person(s) in charge of promotion Market St. Joseph as an area for large Chicago businesses to locate "satellite" businesses Curbside recycling Need to work with developers to ensure successful projects Schools need more teachers and rooms Consolidate small residential lots to create new areas for upscale homes Analysis such as what opportunities does the AUSCO site offer. The same should be Opportunities and problems also divide many people - it is more apparent here since some people chose certain points as opportunities while others chose them as problems. Some of these include the AUSCO site, Silver Beach and growth opportunities. Many of the listed opportunities are obvious, such as the waterfront, but many listed opportunities need to be debated and expanded upon to determine what the opportunities are - 0 CITY OF ST. JOSEPH COMPREHENSNE PLAN done with the list of problems. Additionally, problems should be matched up with opportunities. An example of this is the problem relating to the lack of space for growth - this can be matched -with the AUSCO site as an opportunity. Many other problems and opportunities can be matched with each other - which is one of the useful points of this Section. F-20 ~ �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC PARTICIPATION Leadership • • • • • • • • • • • • City administration/staff City Commission Businesses Lending institutions Whirlpool Planning Commission St. Joseph Improvement Association Cornerstone Alliance County officials City Service Clubs St. Joseph Today Philanthropists • • • • • • • • • • • City administration/staff City Commission Cornerstone Alliance St. Joseph Today Non-forward looking people Long-time residents Retail business that treat customers poorly School Board Planning Commission (compatibility of land us~s versus development dollars) LECO Whirlpool • • • • • Need inspections of new and renovated buildings Need more optimistic outlook Need more leaders Need greater variety of citizen input City Manager needs assistant Analysis The City Staff and City Commission are the most influential people in St. Joseph some people perceive what they do as negative and others feel their work is 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN positive - either way they seem to have the most control over the direction the City will go in the future. Many leaders are perceived as both positive and negative influences in St. Joseph. F-21 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PUBLIC PARTICIPATION Master Plan • • • • • • • • • • • • • • • • • • • Blueprint/Vision/Guide for the future Realistic/implementable plan Reference point Identify trends Inform citizens and gain information from citizens Promotional tool Identify a limited number of goals "Outsiders" view of St. Joseph Identify historic aspects of St. Joseph Identify opportunities Identify future land use Tie with ongoing Strategic Plan Encourage good neighborhoods and services Encourage new businesses Stabilize local economy More active community Greater tax base More visitors More industry Analysis People feel the plan should act as a flexible guide for the City's future 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN development. All responses were positive, or neutral, which indicates that people feel the Plan is a necessary part of the City's future. F-22 �EXISTING LAND USE �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ EXISTING LAND USE Introduction For a community to plan for its future it is essential to analyze the existing land uses, and in order to analyze the existing land uses it is necessary to perform an inventory of the area's land uses. This allows for the relationships of various land uses to be identified and measured. The inventory of St. Joseph's land uses was accomplished by updating the inventory of past plans with field checks. The inventory was then recorded on a computer based map to allow for the calculation of acreages and ease of changes on clear readable maps. Land Use Classifications In order to compare the existing land uses with the 1976 land use map, the same land use classifications are being used in this Plan. These land use categories minimize confusion between the maps, and show the changes of land uses which have occurred throughout the City. Residential - This category indicates an area in which dwellings with their accessory buildings occupy the major portion of the land. This i clude_s singlefamily housing, daplexes and multiRle~r:nily Eiousiog. Commercial- The commercial category includes areas, with or without structures, wh_d ~~-----onal business s ~~-- This i and services to local residents and consumers attracted from outside the community. The two commercial districts in St. Joseph, as well as retail, wholesale and office space are included in this 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN category. Ware ousing ancl storage are also included unless the storage space is more closely related to another land use - such as industrial. Industrial - This category incudes areas where raw or unfinished materials or commodities are used to produce a product. Tnis inclua_es heavy industry, or im:f ustr1e hose manufacturing process causes various emissions (fumes, odors, smoke, noise, light or vibrations) that can be detrimental to surrounding land uses. Also included is light in ustnal uses whicfi ao not influence surrounding land uses in the manners of heavy industry. War-ehuusing ana s- r.ag_e are included in t -is ca egor_y Lf the warehousing and storage space is an integral part of the manufacturing process. Public/Quasi Public - Public and quasi- public land uses include land areas and facilities that are available to all of the people within a particular service area, or are used to provide services to the people. These uses include schools, libraries, cemeteries, government buildings, public utilities, recreation and open space and museums. Also included in this category are areas and buildings which are used by a limited number of persons with particular interests and nonprofit groups. These include such uses as places of worship, clubs and other activities. This category is comprised of all dedicated surface rightsof-way including streets, highways and railroads, which are used for the movement of people and goods. Transportation - G-1 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ EXISTING LAND USE community. Establishing an accurate inventory of land uses is important since future land use distribution will largely be shaped by existing patterns. There are other factors that influence future land use patterns, but the existing distribution of land uses is the major factor which influences the future land use distribution. This is particularly true for a mature City such as St. Joseph. The existing land use inventory for St. Joseph has been put on the base map to form an Existing Land Use Map (G-1). The acreage figures listed in Table G-1 have been derived from this. The City's existing land use analysis is presented by category, and the various planning areas within St. Joseph. Redevelopment - This is a new category which was not included in the previous Comprehensive Plan. This area of the City, north of the St. Joseph River, is an area that is mostly older industrial uses that are either in need of modernization or conversion to another land use. Vacant Land - This category includes land not used for any purpose previously listed, and is not developed. Existing Land Use Inventory/Analysis The inventory of existing land uses is an important part of determining the future distribution of land uses in and around a TABLE G-1 CITY OF ST. JOSEPH EXISTING LAND USE ACREAGES Land Use · ,,.. Arii es ·; -·-·-· %of Landh~a Residential 889.7 40.8 Commercial 112.6 5.2 Public 347.1 15.9 Industrial 109.0 5.0 Redevelopment 152.4 7.0 Vacant 199.6 9.1 Transportation (Streets) 289.5 13.3 82.4 3.8 Land Area 2,182.3 100.0 Total Area (includes Rivers) 2,369.2 -- Transportation (Rail) SOURCE: Gove Associates Inc., 1992. 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN G-2 �\_./.,-1/" /<.. / I ( ct' \ ~ ~0 ~~ A LEGEND RESIDENTIAL = I COMMERCIAL ~ 1m1mm1mi ... :,,......1 INDUSTRIAL () ~ PUBLIC/QUASI PUBLIC ~ REDEVELOPMENT I VACANT I $ /M4~~. .~ V /i:: ~1' Jlff6,..ltftllJjpJ . l;/IJ '-~,:;:lf!I l:::::::r -".,..,. .• .•··· a?==:ri-lIDbcrnl ~ •::~:..: .:~~: ■1f I:: : :~: · Ifl1·iii 1 ~ '" cfil@~CTI ~c {Iii ~ l~~1m1, .IiHi"I I ::::i ···· · ' ""lii!!iiiiilili ![![, .>i"™'!lfcW~,,;q,,,,11,,.,...... ... . .,, :;:~· ~~rn~·- :l. _ : . .l . :. i l • i..•: i J• ~~I "' I ~ 1[!i ~ □~ ~ ~ ..:r V :ii -' 1111 - ~ MAP u· SCALE ~ o· ~._ Cl I soo· 1ooo· 1500· 2500' SAINT JOSEPH, MICHIGAN _______________..._______________________________________ GOVE AS SOCIATES INC. EXISTING LAND USE MAP �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ EXISTING LAND USE Residential - The total amount of land devoted to residential uses in St. Joseph is 889. 7 acres, or 40.8 percent of the City's land area. Residential land uses are by far the most predominant land use in the City. The majority of residential land uses are distributed throughout the City of St. Joseph, south and west of the river. North of the St. Joseph River residential uses are limited to the area near Lake Michigan, along Ridgeway and Marina drives. A limited amount of residential development is located on Marina Island. Commercial - The total amount of land devoted to commercial uses in St. Joseph is 112.6 acres, or 5.2 percent of the City's land area. Two main commercial districts exist in the City. The Business District located just south of the St. Joseph River serves as the City's Central Business District since City and County offices, and many other public buildings and private businesses are located in this area. Much of this main commercial district has extensive streetscaping to provide a festive atmosphere for shoppers and visitors. The Central Business District is oriented to accommodate pedestrian traffic, and is interactive with the lakefront parks. The southern commercial district, located along Niles Avenue in the southern portion of the City, contains many retail and service shops but does not have any of the major public offices or facilities that exist in the Central Business District. Other major differences between the two districts include the fact that the southern business district is more oriented towards the automobile, and it is not as oriented towards attracting outside visitors as the Central Business District. In addition to the two commercial districts there are 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN several smaller commercial uses throughout the City. One commercial area exists on Marina Island and no major commercial uses are located north of the river. Public - Public land in St. Joseph accounts for 347.1 acres of land, or 15.9 percent of the City's land. This is the third largest land use category - following residential and transportation. Public and quasi-public land uses are located throughout the City. Industrial - Industrial land uses in St. Joseph account for 109.0 acres, or 5.0 percent of the community's land area. When land in the redevelopment category is not counted as an industrial land use, the industrial land use category is the smallest category in the City. The major industrial areas are located north of the St. Joseph River, on Marina Island and in the southern portion of the City. Redevelopment - This land use is confined to one area of the City, north of the river. The area covers 152.4 acres and accounts for 7.0 percent of the City's land. The area mainly consists of older manufacturing sites, which are proposed for redevelopment. Vacant - St. Joseph has 199.6 acres of vacant land, or 9.1 percent of the City's land area. Some of this land is located near the St. Joseph River and on Marina Island and is within the 100-year floodplain. Other vacant land exists along Lake Michigan in environmentally sensitive areas. In the southern panhandle portion of the City there are several areas of undeveloped land located between residential and industrial land uses. G-4 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ EXISTING LAND USE Transportation - Rights-of-way for streets and railroads account for 371.9 acres, or 17.0 percent of the City's land area - the second largest land use in St. Joseph. Of the 371.9 acres, 289.5 are street rights-of-way and the remaining 82.4 acres are railroad rights-of-way. Existing Land Use Inventory/ Analysis: Planning Areas In addition to studying the City of St. Joseph as a whole, this Plan examines five distinct planning areas of St. Joseph. Map G-2 shows the boundaries of the five areas. These areas are based on Census tracts except for Areas #1, #2 and #3, which are all in one Census tract. These three areas have been identified since they are separated by a geographic feature (the river). Planning Area #1 - Planning Area #1 , located north of the St. Joseph River contains 353.3 acres. This is the second smallest of the five planning areas, and accounts for 16.2 percent of the City's land area. The largest land use in the planning area is the redevelopment category which covers 152.4 acres, or 43.1 percent of the area's land. The relationship between the various land uses is illustrated on Table G-2. The redevelopment area is crisscrossed with highways and railroad tracks and is composed of old manufacturing sites and vacant land - much of the redevelopment site is in the 100-year floodplain . The second largest land use in Area # 1 is residential which accounts for 91.4 acres of land, or 25.9 percent of the area's land. The residential land uses are concentrated in the western portion of the area, near Lake Michigan. Land 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN used for streets account for 39.6 acres, or 11.2 percent of the area's land. Business 1-94/US-33 is a major arterial that passes through the area. Upton Drive is the only collector street and all other streets are considered local streets. Railroad rights-of-way cover 27.1 acres, or 7.7 percent of the area's land. Public land in Planning Area #1 covers 32.9 acres, or 9.3 percent of the land. The public land is located where the St. Joseph River meets Lake Michigan and consists of Tiscornia Park, the U.S. Coast Guard Station, the Army Reserve Armory and the North Pier. There are no commercial land uses in Planning Area #1 and the only vacant land is contained within the redevelopment area. Planning Area #2 - This Planning Area consists of Marina Island, between the St. Joseph River and the Morrison Channel. The 134.0 acre island is the smallest of the five planning areas and accounts for 6.1 percent of the City's total land area. The largest land use on the island is vacant land - this is due to the fact that much of the island is in the 100-year floodplain. The second largest land use on the island is industrial, which accounts for 35.9 acres or 26.8 percent of the island's land. Public land in Planning Area #2 covers 25.0 acres of land, or 18. 7 percent of the island, and consists of the City's wastewater treatment facilities, a boat launch facility and a new parking lot. The streets on the island are all local and cover 10.2 acres of land. There are 6. 7 acres of commercial land on Marina Island. Planning Area #3 - This is the largest of the five planning areas. The planning area is located in the main portion of St. Joseph, north of the ravine. The area G-5 �~$ /- • 1......./_/_/ /l.. ''( \ '::,...c.y ~ ~(.) i-~ 'V .~ <' ff ,~ (J ~ N~ i~N- /QNQ i'V/o/~f lZ~a{ ~~p0o ,b((t ~ s /4 1~ 9.9 _9J ~ · .. ~LA ,~-~ II ll.l..EML_JLI__VE --:; ~ /A'-£ IMADJSONaj, ...VE ,----, /, ~ ~l ~I t; ~~~ ~n~ M ~3?~EJG c·- #'!"~GQD I .,, ,L.. A ...... 1m ~ COU/MBI" A ~ :<In : . ~~c ~ 7/~.. IEJ _ ,. · ~ ~ MlDYrf Lu_J ,!M ~"VE j---jHij-···~.. ''7 ' ~I - ~..,,. • ::=!._~ ~ MAP G-2 SCALE o·IY'c• 500· 1000· 1500· I 2soo· SAINT JOSEPH, MICHIGAN GOVE ASSOCIATES INC. .._____________ PLANNING AREAS °' _________________________________ ___ 0 �., 0 TABLE G-2 § EXISTING LAND USE DISTRIBUTION FOR THE CITY OF ST. JOSEPH ~ en ;i ..... 0 ! ; (') - Il l Resldentlal 91.4 I 25.9 0.0 0.0 364.7 45.5 241.8 58.0 191.8 39.7 z Commercial o.o I 0.0 6.7 5.0 44.3 5.5 27.9 6.8 33.7 7.0 112.6 5.2 ~ Public 32.9 9.3 25.0 18.7 201.1 25.1 46.0 11.2 42.1 8.7 347.1 15.9 9.9 2.8 35.9 26.8 6.2 0.8 2.5 0.6 54.5 11.3 109.0 5.0 152.4 43.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 152.4 7.0 0.0 0.0 56.2 41.9 24.2 3.0 20.5 5.0 98.7 20.4 199.6 9.1 Transportation (Streets) 39.6 11.2 10.2 7.6 124.5 15.5 58.2 14.2 57.1 11.8 289.5 13.3 Transportation (Rall) 27.1 7.7 0.0 0.0 36.5 4.6 13.5 3.3 5.3 1.1 82.4 3.8 Land Area 353.3 100.0 134.0 100.0 801.5 100.0 410.3 100.0 483.2 100.0 2,182.3 100.0 Total Area (Includes water) 408.1 -- 195.3 -- 817.9 --- 464.7 - 2,369.2 en ~ Industrial Redevelopment Vacant SOURCE: Gove Associates Inc. C) .!.) - 483.2 889.7 40.8 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ EXISTING LAND USE covers 801.5 acres, or 36. 7 percent of the City's land. The area is essentially a mixture of residential areas, a large commercial district and several public areas. Residential uses cover 364. 7 acres, or 45.5 percent of the area's land. The residential uses are distributed throughout the entire area. Public or quasi-public land in this area covers 201.1 acres, or 25.1 percent of the land. Some public land is located along Lake Michigan's shoreline, in the Central Business District, at two cemeteries and at the high school and stadium. Transportation is the third largest land use category in Planning Area #3. Streets cover 124.5 acres of land, or 15.5 percent of the land. No other area has as high of a percentage of streets as Planning Area #3. The major arterial streets in the area include Main Street, Port Street, Ship Street, Wayne Street, Niles Avenue and Lake Shore Drive. The minor arterial streets include Lake Boulevard, Cleveland Avenue, Lake View Avenue and Broad Street. Collector streets include Wallace Avenue, Kingsley Avenue, Wolcott Avenue, Lake Street and Vine Street. The remaining streets are all considered to be local streets. Railroad rights-of-way cover 36.5 acres of land, or 4.6 percent of the planning area. There are 44.3 acres of commercial land, or 5.5 percent of the land. No other planning area contains as much commercial land. The majority of the commercial land is located in or around the City's Central Business District. Some smaller commercial areas are located throughout the area. Vacant land in the planning area covers 24.2 acres or 3.0 percent of the land. Most of the vacant areas are located adjacent to Lake Michigan, but others exist throughout Planning Area #3. There are 6.2 acres of industrial 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN land in the area - these uses are located adjacent to the Morrison Channel. Planning District #4 - Planning Area #4, located on the east side of St. Joseph adjacent to the St. Joseph River, is the third largest of the five planning areas. It contains 241.8 acres of residential land uses, or 58.9 percent of the area's total land. Of the five planning areas none has a higher percentage of residential land. The residential uses are located throughout the area. The second largest land use is transportation which covers 71.6 acres, or 17.5 percent land. Railroad rights-of-way account for 13.5 acres of the transportation land uses, and streets account for 58.2 acres. The main arterial streets are Whittlesey Avenue and Napier Avenue. The one minor arterial street is Langley Avenue and the only collector street is Wolcott Avenue. All of the remaining streets are considered local. Public land covers 46.0 acres of land. Much of the public/quasipublic land is located at the Mercy Memorial Medical Center, near the St. Joseph River. Lincoln School and park space are two other public uses. The fourth largest land use in the planning area is commercial. The majority of these land uses are located along Niles Avenue, in the City's southern business district. The area has 20.5 acres of vacant land and 2.5 acres of industrial land. Planning Area #5 - This area, which is located in the southern portion of the City, covers 483.2 acres of land, or 22.1 percent of the City's land. The planning area, which is the second largest of the five areas, is the only area that does not have direct river access. There are 191.8 acres of residential land uses in the area, G-8 I l l • • • • • • • • -~ ~ -~ �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ EXISTING LAND USE or 39.7 percent of the area. The second largest land use is the vacant category, with most of the vacant land being located in the southern panhandle of the City. Transportation, at 71.6 acres, is the third largest land use category. The only major arterial street in the area is Lake Shore Drive. Minor arterial streets include Hilltop Road, Cleveland Avenue and Lake View Avenue. Hawthorne Avenue is the only collector street and all other streets are considered local streets. Streets account for 57. 1 acres and railroad rights-of-way account for 5.3 acres. Industrial land uses in the area cover 54.5 acres of land, or 11.3 percent of the planning area's land. The area has the smallest percentage of public land of any of the five areas - 42.1 acres, or 8. 7 percent. The majority of public land is located along Lake Michigan. There are 33. 7 acres of commercial land which account for 7.0 percent of the area's land. Most commercial uses are located near Niles Avenue, but other commercial areas are located throughout the planning area. Potential Areas of Conflict The current distribution of land uses in St. Joseph have several areas where a combination of land uses can adversely influence each other or surrounding land uses, or can lead to conflicts in the future if existing trends continue. The following list are potential areas of conflict: Planning Area #1 - Several potential areas of conflict exist north of St. Joseph River. The residential areas, located adjacent to Lake Michigan, limit public access to beaches and are near 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN environmentally (beach areas). sensitive areas Another potential area of conflict is the redevelopment area, north of the river. When redevelopment occurs it should be designed to minimize the impact to surrounding areas - such as the residential areas to the west. When planning for future uses in the redevelopment area, the large amount of land within the 1DO-year floodplain should be planned for in order to avoid potential conflicts. Another conflict that currently exists in the area is the existing site of environmental contamination (see Environmental Contamination Sites). Planning District #2 - The major potential conflict on Marina Island is that a large portion of the island is in the 1OD-year floodplain. This limits the type of development that can occur on the island. Another conflict on the island is the existing site of environmental contamination (see Environmental Contamination Sites). Planning Districts #3, #4 and #5 Having two commercial districts separated by a residential area and connected by a major arterial street creates the potential for unplanned commercial development to occur between the two commercial areas. This could disrupt the existing residential areas and detract from the existing businesses in the two areas. G-9 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ EXISTING LAND USE Planning District #5 - The vacant land in the southern portions of St. Joseph are surrounded by both residential and industrial areas. Since the vacant areas are currently acting as buffers between these two conflicting uses it will be necessary to create buffers between conflicting uses if the vacant areas are developed. 1 1 1 1 1 1 Floodplains and Sensitive Areas In addition to the previously mentioned potential areas of conflict relating to floodplains, there are several other areas in St. Joseph where conflicts can occur that relate to floodplains, beaches or wetlands. • • ~ 0 CITY OF ST. JOSEPH COMPREHENSNE PLAN G-10 ~ �~ffi\[ffiu ~~ ~ [fQJ)lf'QJ)~[E [Lffi\[M[Q) QJJ~lEu @(Q)i%[L~u (Q)WJ}[E(t;lf'□~lE~u ~lf'~lf'lE@□lE~ GOALS, POLICIES AND ACTIONS �_ _ _ _ _ _ _ _ _ GOALS, POLICIF.S AND ACTIONS FOR THE FUTURE The following is a list of the issues identified in the planning process. The goals, policies and actions listed are ways to address the issues. The policy and action statements present specific methods for implementing comprehensive planning in the City. The recommended policies are stated in an obligatory sense for implementation. In order to allow for related issues to be grouped together, each set of issues, goals, policies and actions has been listed under one of six major headings. ■ Major Headings are groups of issues that are closely related to each other. ■ Issues are areas of concern which have been identified within the City, which the Planning Commission believes require some manner of attention. ■ Goals are broad statements identifying what is to be accomplished under each topic. ■ Policies are statements which identify what is to be done to achieve each goal, as well as the responsible agency. ■ Actions are statements specifying measures identified to implement a policy. sites for reuse beneficial to the St. Joseph area. Policy: The City will work with Cornerstone Alliance, the owners of the various properties and the various State and Federal agencies to promote the redevelopment of the sites. Actions: • Continue to work with involved parties to cleanup the contaminated sites north of the river (Edgewater) and on Marina Island (the tank farm). • Determine the most feasible mixture of uses to be developed in the areas based on future land use requirements and the future direction of St. Joseph. • Work with Cornerstone Alliance, developers, investors, property owners, adjacent communities and area residents to create reuse projects that achieve areawide goals. 2. Waterfront Development Land Use 1. Redevelopment Areas ~ : Utilizing redevelopment areas. Goal: Complete the cleanup of contaminated sites and redevelop those 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN Issue: Further waterfront development can control public access to Lake Michigan and the River. It can detract from the beauty of St. Joseph by controlling views of Lake Michigan. Goal: Work to maintain access and views of the waterfront by evaluating the types of redevelopment that can occur on the lakefront and in areas H-1 �_ _ _ _ _ _ _ _ _ GOALS, POLICIES AND ACTIONS FOR THE FUTURE that could potentially control views of the waterfront. Policy: The City will strive to maintain waterfront access and preserve existing views of the lake by controlling further development through code compliance (height or bulk limitations of structures). The City does not control waterfront development on land owned by the State and Federal Governments. Actions: • • • Determine lakefront access points that are important for maintaining adequate access to the beaches. Evaluate existing views and determine areas that should not be developed, or that should be limited in height or bulk, to preserve views from important parts of St. Joseph, i.e., bluffs, parks, etc. Review the zoning ordinance to enhance access and views of the waterfront. 3. Sensitive Environmental Areas Issue: Development on or near environmentally sensitive areas can irrevocably damage St. Joseph's natural resources. Goal: Preserve environmentally sensitive areas in St. Joseph by limiting development nearby and restricting development in sensitive areas. 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN Policy: The City will zone sensitive areas so as to limit development in and around the areas. Actions: • Identify environmentally sensitive areas. • Determine an appropriate buffer zone that should be adjacent to sensitive areas. • Review zoning ordinance to protect areas designated as environmentally sensitive by the City. 4. Vacant or Underutilized Land ~ : The ability for St. Joseph to expand beyond its existing borders is very limited. Goal: Create opportunities for various types of development in St. Joseph by better utilizing existing areas of vacant or underutilized land. Policy: The City should create an inventory of all existing areas of land that are not currently being utilized to their fullest capability. Actions: • Inventory all vacant parcels of land, include ownership and current zoning of parcels. • Inventory all underutilized, abandoned or dilapidated buildings in St. Joseph - include ownership, SEV, size and zoning. H-2 1 l 1 1 1 1 ~ •1 ~ ~ -,_ - ~ �_ _ _ _ _ _ _ _ _ GOAI..S, POLICIES AND ACTIONS FOR THE FUTURE • Contact owners of identified parcel to learn if parcel is marketable. • Encourage the development of vacant infill parcels. 5. Separated Commercial Areas Issue: St. Joseph has two separated shopping areas - one is pedestrian/ tourism oriented and one is resident/ automobile oriented. Goal: The City should not allow commercial zoning in areas between the two commercial areas in the City. Policy: In order to prevent the creation of a large strip-type commercial development running between the existing commercial areas, commercial development should be restricted between the two commercial areas. • 6. Conflicting Land Uses ~ : Conflicting land uses can detract from the value of adjacent property and can reduce the overall livability and workability of the City. Goal: Preserve the integrity of various conflicting land use through special separation, screening and relocation of land uses. Policy: The City should endeavor to reduce the impact of conflicting land uses. Actions: • Identify areas where conflicting land uses exist. • Identify areas where future conflicts will occur if existing development patterns continue. • Revise the zoning ordinance to reflect the need to limit conflicting land uses, in the future, by creating buffers between the uses, not allowing new conflicts to occur and minimizing the effects of existing conflicts. Actions: • 0 Update the City's zoning ordinance for commercial development standards. • Designate areas where commercial development can occur without promoting strip developments. • Restrict existing commercial zones that exist in the strip area, to prevent strip development from creeping into sound residential neighborhoods. CITY OF ST. JOSEPH COMPREHENSIVE PLAN Utilize future office developments as buffers between commercial and residential areas. Economy 1. Commercial Businesses Issue: Commercial businesses provide jobs for the community, help to diversify the tax base, and help to promote the area's tourism. H-3 �_ _ _ _ _ _ _ _ _ GOALS, POLICIES AND ACTIONS FOR THE FUTURE Goal: Promote a business atmosphere that encourages the expansion of existing commercial businesses and the location/creation of new businesses. Policy: The City of St. Joseph will work with the Chamber of Commerce, existing businesses and potential businesses to determine their current and future needs. Actions: • • • • 2. Maintain an up-to-date listing of commercial businesses in the area. Include a contact person and all pertinent business information. On a regularly scheduled basis, survey the businesses to determine the existing business climate. Maintain a list of local sites and buildings available for existing and new businesses to expand or locate. promotes new industries to locate in St. Joseph. Policy: The City of St. Joseph will work with existing industries to determine their existing and future needs. The City will also work to provide industries looking to locate in the area a positive experience. Actions: • Maintain an up-to-date listing of industries in the area - include contact person and all pertinent information about the industry. • On a regularly scheduled basis, survey the businesses to determine the existing business climate. • Maintain a list of local sites available for existing or new businesses to expand or locate their operations. • Perform a target industry study to determine the types of industries best suited to St. Joseph (i.e., workforce skills, training available, high school and vocational school specialty areas, etc.). • Refocus existing industrial areas under an "Urban Business Park Concept" to beautify and give a theme to specific industrial areas. Perform a market study to determine the types of commercial businesses that are needed and could succeed in St. Joseph. Industry Issue: Industries provide jobs for the community and strengthen the local tax base. 3. Tourism Goal: Create a business atmosphere that encourages the expansion of existing Industrial Base and 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN ~ : Adequate facilities must exist in order to meet the needs of yearH-4 1 l 1 1 ' ' '• ' '- -~ ~ -~ �_ _ _ _ _ _ _ _ _ GOALS, POLICIES AND ACTIONS FOR THE FUTURE round residents, seasonal residents and visitors to St. Joseph. regulations, allowing access to people with limited physical abilities. .9QID: Create an equitable balance Policy: The City will work to meet or exceed the requirements of the Americans with Disabilities Act. between providing the residents the facilities and services they require with the need to attract additional tourists to the City. Actions: Policy: The City will work to create a level of tourism that promotes the overall character of St. Joseph, and continues to attract an appropriate level of visitors to St. Joseph. • Assess the accessibility of all applicable City facilities in St. Joseph (the assistance of a design professional and people with various physical limitations can be very useful). • Assess all parks and outdoor public spaces (Recreation Plan). • After assessing public areas create an improvement schedule (Capital Improvements Program) for needed improvements. Actions: • • • Ensure that adequate recreational facilities are available to meet the needs of St. Joseph's residents (Recreation Plan). Determine level of parking required to meet peak visitor demands at key locations (beach, bluffs, downtown). Through traffic counts, determine if weekend and holiday traffic is adversely affecting the quality of residential neighborhoods. Public & Quasi Public Facilities 2. Park and Recreation Areas ~: The City's Park and Recreation Plan should reflect the needs of the City's residents. Goal: Provide a park and recreation system that meets the needs of various residents, age groups and lifestyles. 1. Access Issue: Many City owned facilities are inaccessible to people with limited physical abilities. Goal: Provide equal access to applicable City facilities through the use of design standards that meet the Americans with Disabilities Act 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN Policy: The City will work to provide a park and recreation system that meets or exceeds the needs of area residents. Actions: • Maintain an up-to-date Recreation Plan. H-5 �_ _ _ _ _ _ _ _ _ GOALS, POLICIES AND ACTIONS FOR THE FUTURE • Work to better understand what the residents of St. Joseph expect from their park system through various forms of public input. the future expansion of MMMC/ Medical Service in St. Joseph. Actions: • Work with MMMC to determine if additional facilities are needed to provide health care that is targeted towards the area's residents. • Maintain and upgrade park and recreation facilities to accommodate for seasonal population. • Assess the park system's ability to provide recreational opportunities to residents with limited physical and/or mental capabilities. • Establish forum for group discussions. • Determine where the goals of each group are compatible. Assess the recreational value and function of additions to parks prior to making improvements. • Hold open discussions together to solve differences that may exist. • Modify zoning to implement solutions. • • Assess the need for all existing public park and recreation areas in the future. Aesthetics Medical Services Issue: The future growth in the Medical Service Sector in St. Joseph can create conflicting land uses with the surrounding residential areas. Goal: Promote superior health care/ medical services while preserving the character of the surrounding neighborhoods in St. Joseph. Policy: The City, Mercy Memorial Medical Center (MMMC) and residents in the surrounding neighborhoods should have open lines of communications in order to promote a cooperative atmosphere where all parties are involved in any plans for 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN ' '1 1 '• ~ 1. Appearance 3. 1 1 1 1 Issue: Maintaining the overall appearance of St. Joseph is vital to preserving the City's beauty and appeal to residents and visitors. Goal: Maintain and improve the overall appearance of St. Joseph. Policy: The City of St. Joseph will work to maintain and improve the overall appearance of the City. Actions: • Ensure all public facilities are properly maintained. • Work with businesses to reduce unnecessary signage. H-6 ~ ~ ~ ~ �_ _ _ _ _ _ _ _ _ GOAIS, POLICIES AND ACTIONS FOR THE FUTURE • Continue to limit the placement of billboards to industrially zoned properties. • Continue to provide for sound code enforcement. • Work with political parties to create mutually beneficial ways to reduce the size, duration and quantity of political campaign signs. • Work with the owners and Michigan's Bureau of History to have the sites placed on the State's Register of Historic Places. Housing • • Work with electrical/telephone/ cable television utilities to encourage underground lines and aesthetic screening. Maintain street tree and curb lawns. 2. Historic Preservation Issue: Historic buildings, areas and neighborhoods should be preserved to maintain the City's character. ---- ~ : Affordable housing is needed to encourage people of all age groups to live in St. Joseph. Goal: Encourage the development of affordable housing for households with a range of incomes and lifestyles. Policy: The City will identify areas where a variety of housing types can be made available and encourage the development of housing units of varied costs and types by allowing for a variety of housing densities. Actions: Goal: Preserve and improve St. Joseph's character and quality of life through the preservation of historical or architecturally significant buildings. Policy: The City, in cooperation with local historic societies, will work to recommend sites and areas that are of historic interest to St. Joseph. Actions: • 0 1. Housing Identify structures and areas that should bA maintained or preserved as' historic sites. CITY OF ST. JOSEPH COMPREHENSIVE PLAN • Identify infill sites where singlefamily units can be built in existing neighborhoods. • Promote housing designed with varied senior lifestyles in mind. • Zone areas for higher housing densities. • Identify areas appropriate for condominium/ congregate style housing and zone those areas for alternative housing by Special Land Use. H-7 �_ _ _ _ _ _ _ _ _ GOALS, POLICIES AND ACTIONS FOR THE FUTURE • Determine where higher density multiple-family rental housing O.e., apartments) would best fit into the landscape. Transportation 1. Streets Issue: Maintaining the City's street system is vital to ensuring a safe and convenient transportation network throughout the City and points beyond the City. Goal: Maintain and improve St. Joseph's streets to allow for safe and efficient inner-city and intra-city travel. 2. Downtown Parking ~: Adequate parking in St. Joseph's downtown is an important part of the downtown's success. Goal: Ensure that adequate parking exists to allow shoppers easy access to downtown businesses and public facilities. Policy: The City will work to ensure that adequate parking is available in the downtown area. Actions: Policy: The City will work through the Department of Public Works and the Michigan Department of Transportation to maintain and improve the street system, in order to meet the existing and future transportation needs of the area. • Continue to monitor the local parking situation in the downtown area. • Determine future parking needs for special events and tourism as growth occurs. Actions: • Identify areas that can be used to meet any future parking needs. • Monitor employee parking downtown to determine employee parking shopper /tourist conflicts. • • • 0 and where major street improvements will occur. Conduct inventories of areas where streets are in need of repair, and input to a Capital Improvements Program. Through traffic count records, analyze trends to find where improvements to lane condition and traffic flow are needed, (i.e., widen lanes or establish one-way streets). Through the Capital Improvements Program, schedule when CITY OF ST. JOSEPH COMPREHENSIVE PLAN 3. Alternative Transportation Networks Issue: Maintaining and improving the City's sidewalks and other pathways is a viable way to reduce inner-city automobile trips, while providing a source of recreation. H-8 I I 'I I 'I 'I I - �_ _ _ _ _ _ _ _ _ GOALS, POLICIES AND ACTIONS FOR THE FUTURE Goal: Provide an improved network of sidewalks and other pathways. Policy: The City of St. Joseph encourages the use of alternative transportation networks by maintaining the existing network and expanding/improving the network in the Mure. Actions: 4. • Perform an inventory of the existing network of sidewalks and pathways to determine the existing conditions of surfaces. • Maintain the operation of the existing network. • Identify where the network needs to be upgraded or expanded. • Determine areas where crosswalks should be located to provide continuous paths of travel. • As the local street system is improved or expanded the improvement or expansion of alternative transportation networks should be considered. Policy: Work with the Twin Cities Area Transit Authority to ensure the level of Dial-a-Ride services match St. Joseph needs. Actions: • Continue to support the concept of public transportation. • Conduct surveys of residents in non-service areas to determine if the existing service area should be expanded in cooperation with the Twin Cities Area Transit Authority. Public Transportation Issue: Ensuring that adequate public transportation is available in St. Joseph is necessary to meet the special needs of St. Joseph's various age groups. Goal: Work to provide adequate public transportation. 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN H-9 �FUTURE LAND USE �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ FUTURE LAND USE Introduction In order to determine an appropriate distribution of future land uses it is necessary to consider several factors. These factors include the existing distribution of land, location of arterial streets, location of rail transportation, location of environmentally sensitive areas, density standards, public opinion, common sense and planning. These are the major factors that will guide the designation of future land uses in St. Joseph. This section of the Plan, which analyzes future land use distribution lists two separate sets of acreage figures. The first set lists the future land use requirements. These figures are based on established planning standards and an evaluation of projected growth in the area. These standards do not consider such things as the existing distribution of land uses, the amount of available land, qualities unique to the community or other factors that are difficult to quantify. The acreage figures are used as a guide for overall land use requirements - they do not necessarily represent the future of St. Joseph. The other acreage figures are based on the future distribution of land as shown on the Future Land Use Map (Map 1-1 ). This information is presented for both the City and the five planning areas. Future Land Use factors, such as housing densities, persons per household and housing types can all influence the amount of land that will be required for residential uses. Table 1-1 shows that the "average" urban area has between 35 and 39 percent of its land occupied by residential uses. In St. Joseph this would equal between 764 and 851 acres of land. St. Joseph's residential uses currently occupy 40.8 percent of the City's land. This figure is slightly higher than the average, which can be attributed to several things such as larger lots, seasonal homes and the fact that St. Joseph is a nice place to have a home. St. Joseph is oriented towards serving residential uses - as opposed to many other land uses. Hou_s1ng neeas in St. Joseph are not e-xpectea to drastically change in the Mure. While the population is expected to continue to decrease, much of the decrease can be attributed to decreasing household size - not a decreasing number of households. Table 1-2 shows that the acreage requirements, based on the assumption of a decreasing population, will decrease by 0.8 acres by 2010 (essentially no change). While this means the amount of residential land required to serve the residents of St. Joseph will remain fairly constant, it does not mean that land for residential development should not be set aside. Residential The main factor influencing the amount of residential land required by a community is population growth or decline. Other 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN l-1 �~ <.._J.,,".1/'/l.. ' ' ( -1:s- C ~ ~c.; ~~ A LEGEND H;;;;;;;;::;::::1 ~ ~ RESIDENTIAL <' COMMERCIAL ~ INDUSTRIAL lililililili!i!ii PUBLIC/QUASI PUBLIC ~ REDEVELOPMENT I I J ~ VACANT .¢' ✓ ~ /20~./tlW'I{__~/::· •· b~$)%:~i~lil -~ ·;•;; ~~~ • ~ · ,n,: < ~ FT:,. ';iii :~~·•'!!•-~1·-, ; ; :,;, 1111 :1111 :,_p::· · · ··· ······ V ~ -~ ~ 1·~\ ::::;l~17:mw:::n,v • ---··- · ·- ··.: !:\:imi:\:\,i MAP , 1 11lli:~rnird SCALE ,-.•.• 500· o· .... N 1000· 1500· I 2500' GOVE ASSOCIATES INC. I SAINT josEPH: MICHIGAN FUTURE LAND USE MAP I �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ FUTURE LAND USE TABLE 1-1 COMPARISON OF STANDARD LAND USE DISTRIBUTION PERCENTAGES TO ST. JOSEPH'S LAND USE DISTRIBUTIONS Residential 35% to 39% 40.8% Commercial 4.8% to 5.0% 5.2% 5.0% 10% to 11% Industrial (12% with redevelopment area) Streets 20% to 26% 13.3% Public 10% to 18% 15.9% SOURCE: Gove Associates Inc.; The Urban Pattern TABLE 1-2 FUTURE LAND USE REQUIREMENTS: CITY OF ST. JOSEPH (Based on Standards & Population Projections) y~~Qge,ih =1· ~:~e : ~~ii:;:;1t1t=1tt:;~~~-~ Acreage_In -~~~a!c~!g~ Residential 889.7 890.9 885.0 887.2 889.7 888.9 -0.8 40.7 Commercial 112.6 112.6 112.6 112.6 112.6 112.6 0.0 5.1 Public 347.1 347.1 347.1 347.1 347.1 347.1 0.0 15.9 Manufacturing 109.0 130.8 152.6 174.4 196.2 218.0 +109.0 10.0 Redevelopment 152.4 152.4 152.4 152.4 152.4 152.4 0.0 7.0 Vacant 199.6 177.6 160.7 136.7 112.4 91.4 -108.2 4.2 Transportation (Streets)* 289.5 289.5 289.5 289.5 289.5 289.5 0.0 13.3 Transportation (Rall) 82.4 82.4 82.4 82.4 82.4 82.4 0.0 3.8 2, 182.3 2, 182.3 2, 182.3 2,182.3 2, 182.3 2, 182.3 0.0 100.0 Land Area *The amount of land required for future streets will Increase proportionally to the land developed. Increases do not appear in this category since each of the increases In land uses for the various categories are net figures - which include streets. SOURCE: Gove Associates Inc. 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN I-3 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ FUTURE LAND USE People, or developers, wishing to build new dwellings will be more likely to locate in St. Joseph if there are areas in which to build. St. Joseph does not have a great deal of suitable land available for future residential development. Since several of this plan's goals relate to developing housing, it is essential to set aside adequate acreage to meet the City's future housing goals. Planning Area #1 currently has 91.4 acres of residential uses. This figure is not expected to significantly change in the future, unless a portion of the redevelopment area is used for residential purposes. No significant residential redevelopment exists or is planned for Planning Area #2. The future land use map shows an additional 86 acres of residential land by 2010. This will account for 44.7 percent of St. Joseph's land area (Table 1-3). Planning Area #3 will remain the area with the most residential acreage (381.8 acres). This figure accounts for 49.2 percent of the planning area's land. Residential areas are located throughout the planning area. The amount of land set aside for future residential use in Planning Area #3 is 17.1 acres more than is presently being used. The amount of land required for commercial development in an area is dependent on several factors such as the area's population, the size of the market area, the quality of available shopping, the availability/ quality of shopping in surrounding areas (competition), and many other factors. While population is a factor in commercial development it does not influence the amount of land required as much as residential development. Between 4.8 and 5.0 percent (Table 1-1) of the "average" urban area's land is devoted towards commercial land uses. Currently there are 112.6 acres of commercial development in St. Joseph, or 5.2 percent of the City's area - slightly higher than the average (Table 1-2). The planning area with the second most future residential acreage is Planning Area #5, with 256. 7 acres. This accounts for 53. 1 percent of the area's land and is a 64.9 acre increase over the existing residential acreage - the largest residential increase of the five planning areas. The residential areas are located throughout Planning Area #5. Planning Area #4, with 245.8 acres of future residential uses, is the area with the highest proportion of residential land uses (59.9%). The amount of land to be reserved for residential uses is only 4.0 acres more than currently exists in the planning area - so very little is expected to change in Planning Area #4 in regards to residential uses. 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN Commercial Many businesses are designed to serve the weekend visitor, especially during the summer. With this in mind a figure of 0.2 percent above the average urban area's range is not excessive. Another standard use for judging the amount of land a community can support is cited in The Urban Pattern. The standard indicates that 50 feet of street frontage per 100 persons in the area is adequate. If this rule is followed, St. Joseph has actequate crommercial land available to upport 52,300 pers ns, 1-4 ~ ·~-- "~ --~ .~ �TABLE 1-3 0 FUTURE LAND USE DISTRIBUTION (Based on Future Land Use Plan, Map H-1) (') ~ ~ Vl i{ ::: •:• ;::,:::.} ti• ·•• ):iiAA~frid•• N,~•:1.JU•·t:u• 1::n ;l .... ;:•e.<isting/ft.Jtu" 1: : • ~1t~tif•:· •· ·. 0 Vl tt1 ~ (') 0 ~ ; Vl ~ ~ Residential % of Land Area Commercial % of Land Area Public % of Land Area Redevelopment I o.o 44.7 33.4 +38.0 44.3 5.5 32.9 9.3 0.0 36.9 27.5 + 11 .9 o.o I 42.2 31 .5 0.0 0.0 Transportation (Streets)* % of Land Area 39.6 11.2 % of Land Area I 0.0 0.0 Vacant % of Land Area I ~r4'$ . 27.1 7.7 o.o I o.o I o.ol I o.o I 0.0 ::F~~~hin~Iw;,~1rnN]·::1:;,m:qit/;pt'~TJqsep~/C. · 1 •· •· •· •:•~:~~f I . Existing/Future ; I \~!::1Ji: 1 !• •·• •1: ~j!ii:• • _111•. · •_: :•_ :1: •~-•E>c;lstfn.g/futur\( ·:• ~i:i~:.•. ~s~irig/F1,1ture ;1:1••;••:1•1·: 1 ·_ 0.0 0.0 152.4 43.1 (Rail) 4 :t~!!i•·•·• : • :••••:••11••·•·•:::;• • ·•;: • ·•:•~ -:r._l_n_:::::::•i•! E>dsti11g/f1Jture Acr!!L~isti~g/f:utut!'.; ;•···::::r 0.0 I % of Land Area Transportation l .::. P,liy,ni~g(v~~~;i>-: .•• , •••• ····•· Planhin~~e~f4 91.4 25.9 9.9 2.8 Manufacturing % of Land Area pi~~tiiri~f'.N~~-~~.s.; ·•••• ::_:_t•_.:1111_• 256.7 53.1 +64.9 975.7 44.7 +86.0 +15.6 67.3 13.9 +33.6 199.9 9.1 +87.3 46.0 11 .2 0.0 42.1 8.7 0.0 366.81 16.8 +19.7 3.3 0.8 +0.8 54.7 11.4 +0.2 115.61 5.3 +6.6 0.0 0.0 0.0 0.0 0.0 I 0.0 0.0 0.0 -20.5 0.0 0.0 -98.7 0.0 58.2 14.2 0.0 57.1 11 .8 0.0 289.5 13.3 0.0 36.5 4.6 0.0 13.5 3.3 0.0 5.3 1.1 0.0 82.4 3.8 0.0 381 .81 49.2 + 17.1 245.81 59.9 +4.0 0.0 43.5 10.6 208.9 26.1 +7.8 +6.3 5.5 0.7 -0.7 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 -56.2 0.0 0.0 -24.2 10.2 7.6 0.0 124.5 15.5 0.0 0.0 0.0 o.o 152.4 7.0 -0.0 Total Land Area 353.3 0.0 134.0 0.0 801 .5 o.o 410.3 0.0 483.2 0.0 2,182.3 0.0 Total Area (includes water) 408.1 0.0 195.3 0.0 817.9 0.0 464.7 0.0 483.2 0.0 2,369.2 0.0 *The amount of land required for future streets will increase proportionally to the land developed. Increases do not appear in this category since each of the increases in land uses for the various categories are net figures • which include streets. SOURCE: Gove Associates Inc. I VI -199.6 0.0 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ FUTURE LAND USE or 2r,300 pe sons fa -commercial areas south of Har ison ~venue and 31,000 for areas norfh of arrjson Avenue. Area #'4 cringing tfle to_al ac'fea§e-to 43.5 acres. Most of the new commercial areas will be along the St. Joseph River. The Future Land Use Map (Map 1-1) has an additional 87 .3 acres of commercial land designated throughout the City - to keep pace with the increasing service industry and to allow for an improved tourism and commercial base. In Planning Area # 1 no commercial land is being set aside, unless some form of commercial development occurs in the redevelopment area. Much of the new commercial development (33.6 acres) will occur in Planning Area #5, making it the area with the most commercial development. Much of the existing commercial development in the planning area exists along Niles Road. The new commercial development will occur in the southwest corner of the planning area, along Hawthorne Avenue, Kerth Street and Hilltop Road. The amount of land required for industrial land uses is largely based on the desirability of the area to industries. If a community wishes to attract industries there are certain requirements that need to be met, such as good transportation facilities, quality workers, good infrastructure and land that is ready to be occupied. Planning Area #2, Marina Island, will be the second largest commercial area due to the development of commercial marinas and other marine related activities. An additional 38 acres is being designated to bring the island's commercial area to 44. 7 acres, or 33.4 percent of land. Most of the land is located on the eastern side of the Island, along the St. Joseph River. Planning Area #3 currently has the largest amount of commercial land (44.3 acres), but is not expected to change a great deal in the Mure - since the commercial land uses in the area are already well-established. The commercial land uses in Planning Area #3 are located in or adjacent to St. Joseph's Central Business District. An additional 15.6 acres of land is being designated as commercial in Planning 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN Industry Table 1-1 shows that the average urban area's industries occupy between 1O and 11 percent of the area. The City's industrial uses currently occupy only five percent of St. Joseph. If the redevelopment area (which used to be primarily industrial) is included, a total of 12 percent of St. Joseph's land can currently be considered industrial land. In order to increase the amount of industrial land in St. Joseph to 1O percent of the City's area, the amount of land would need to be doubled. The only way to double the amount of industrial land in St. Joseph would be to use a large portion (109 acres) of the redevelopment area. This is possible even though current preliminary plans indicate that once the cleanup of the area is completed the area will be used for less intensive purposes - such as recreation and residential. If the land was dedicated to light industrial or warehouse uses it is I-6 II ~ • -.. ~ --~ ~ ~~ ~ �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ FUTURE LAND USE likely that it would remain vacant for a period of time vntil appropriate businesses locate on the site. Table 1-3 shows an increase of 6.6 acres of industrial land in the Mure - none of which is located in the redevelopment area. Planning Area #5 will have the largest amount of industrial land, with 54. 7 acres, or 11.4 percent of the area's land - no significant change will occur from what currently is located in Planning Area #5. Planning Area #2 (Marina Island) will have a total of 42.2 acres of industrial land, or 31.5 percent of the area's total acreage. This reflects an increase of 6.3 acres of industrial land, the largest increase of any planning area. The planning area with the third largest amount of industrial land is Planning Area #1, which has 9.9 acres of industrial land, or 2.8 percent of the area's land. The redevelopment area is also located in Planning Area # 1, so the potential for increased industrial activity exists. Planning Area #3 and #4 both have small amounts of industrial land uses and are not going to significantly change. Public Land The amount of land required for public facilities is directly related to the population of the community and the level of services offered by the community. Since St. Joseph offers services to nonresidents this accounts for much of the public land, which is still within acceptable ranges. The beaches 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN ~long Lake Michigan and some of the many City parks are a few of the City's amenities that are meant to be enjoyed by both residents and nonresidents. The combination of the beaches in the City and the shops designed for the visitors is the basis of the tourism industry 'for the area. Table 1-1 lists the desired amount of public land to be between 10 and 18 percent - the widest range offered for any of the categories. St. Joseph's figure is 15.9 percent, which is reasonable since the City's figure is near the high end of the range. Table 1-2 shows the amount of public land remaining constant in the future. Table 1-3, which reflects the future land use map, shows an increase of 19.7 acres of public land. Planning Area #3 currently has the largest amount of public land and will continue to into the future. With 208.9 acres designated for various public uses, over 26 percent of the area's land will be used for public uses - an increase of 7.8 acres from existing public use acreage figures. Planning Area #4 has the second largest amount of public land with 46.0 acres, or 11.2 percent of the area's land. This figure will remain the same in the future. Planning Area #5, with 42.1 acres, has the third largest amount of public land. This area will also remain unchanged in regards to public land. An additional 11.9 acres of land on Marina Island (Planning Area #2) are being set aside for public uses - the largest increase of public land of the five planning areas. No changes are planned for Planning District #1. 1-7 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ FUTURE LAND USE Transportation The amount of land required for future street requirements is directly related to how much development occurs in the City of St. Joseph. Table 1-1 shows that streets generally occupy between 20 to 26 percent of an urban area's land generally the second largest land use. In St. Joseph the streets occupy 13.3 percent of the City's land. This large difference can be attributed to the large areas of land that have no streets crossing them, especially on the north side of the river, Marina Island and the southwestern portions of the City. The ravine area prevents many east-west streets from connecting. Additionally, many areas along the St. Joseph River and Lake Michigan have limited street access. Land required for additional rail transportation is not expected to increase, but would be more likely to decrease. Many spurs in the redevelopment area will most likely be removed especially if the area is going to be used for nonmanufacturing related uses. • • • • • • • •I The fact that St. Joseph's street system is not based on a true grid, but is influenced by natural features is the main reason that streets are not as dominant in St. Joseph as other areas. Table 1-3 shows that o incre se in streets is planned_, but this is not actually true. Since all of the future land use acreages for the various categories are net figures, streets would be included with these figures. To determine an approximate level of additional street acreage, the existing percentage of street acreages for the City (13.3%) has been applied to the vacant land and the redevelopment area. A figure of 46.8 acres is arrived at using this method which would bring the total amount of land required for streets to 336.3 acres, or 15.4 percent of the City's land area. 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN I I-8 • • �CONCLUSION �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ CONCLUSION In order for this plan to be implemented it will take the continued efforts of the planning Commission: City Commission and staff, as well as the people of St. Joseph. There are others whose cooperation will be necessary, but the overall responsibility for the implementation of the plan lies with the previously listed people. For the plan to be an effective tool, it will be necessary to continuously review the plan to ensure that it continues to reflect the needs of the people. This should be done on a regularly scheduled basis to ensure that the plan is used and does not become outdated before its time. A major review and update should be scheduled for the year 2001, when the Census information from the 2000 Census becomes available. This major review should be used to update population figures and facts as well as to revise projections if necessary. Members of the planning Commission should occasionally review the plan on their own, and treat their copies as an active tool - their plans should become well used and worn - not dusty. New members of the planning Commission should be provided with new copies and should become familiar with the plan. This will ensure a degree of continuity between old members and new members - but it does not mean that new members should not question the plan. If these points are kept in mind, the plan will act as a guide for St. Joseph to follow into the future. 0 CITY OF ST. JOSEPH COMPREHENSIVE PLAN J-1 �APPENDIX A St. Joseph Planning Questionnaire St. Joseph Key Person Survey �ST. JOSEPH PLANNING QUESTIONNAIRE Zoning and land use are critical to the future of St. Joseph. These areas are being evaluated by the City Planning Commission as part of a Master.Plan Update. This questionnaire is one of the early steps. The Planning Commission is asking you to take a few minutes to answer the questions and return the form to City Hall. The form may be dropped off at City Hall, or returned by mail. Thank you for your cooperation and input to the Master Plan for the future of St. Joseph. Your thoughts and opinions are a valuable part of the Master Plan. 1. Are you an adult City resident? (a) __ or/non-resident property owner? (b) _ _ 2. To what age group do you belong? (1) _19-24 (2) _25-34 (3) _35-44 (4) _45-54 (5) _55-64 3. If a City resident, do you own your home? (1) __ Yes (2) __ No 4. Please indicate which category your total family Income fell into last year. (1) Below $14,999 (2) -$15,000-$19,999 (3) $20,000-$24,999 5. (4) $25,000-$29,999 (5) -$30,000-$34,999 (6) $35,000-$39,999 (7) $40,000-$49,999 (8) -$50,000-$74,999 (9) $75,000 Above Which of the following residential types should be encouraged as future development? (Please indicate all desired types) (5) Senior Congregate Housing (6) --Modular Homes --(Prefabricated Single-Family) (6) __Other (Please Explain): _ _ _ _ _ _ _ _ _ _ __ (1) Single-Family Residences (2) --Multi-Family (Apartments) (3) --Duplex (Two-Family) (4) -Condominiums 6. (6) _65 and Over Where do you shop and the frequency? # Times/Month (a) Yes No Downtown St. Joseph (b) -Yes-No Other Areas in St. Joseph (c) -Yes -No Niles Area (d) -Yes =No Benton Township # Times/Month (e) Yes No (f) -Yes-No (g)-Yes-No (h) Other South Bend Area Kalamazoo/Grand Rapids South Haven Areas_____________ 7. Are there specific commercial businesses or professional services which you feel are needed in St. Joseph? 8. How do you feel the older manufacturing areas should be redeveloped in the future? (Answer all appropriate) (1) Residential (2) --Commercial (3) Public (4) --Business/ Industry (5) __ Recreation/Open Space 9. · Is there a particular type of recreational activity which you would like to see developed in St. Joseph? �ISSUE IDENTIFICATION: 10. Indicate your Impressions of the following facilities/services/areas and what level of attention they need to make St. Joseph a better community in the future? (a) Housing Conditions (b) Library Facilities (c) Recreational Facilities (d) Bicycle Path Development (e) School Facilities (f) Fire Protection Facilities (g) Police Facilities (h) Traffic Flow (i) Sidewalk Access 0) Neighborhood Parks (k) Snow Removal (I) Downtown District (m) Mercy Memorial Med. Ctr. (n) Ausco Property Redevel. (o) Tourism (p) Family Orientation (q) YWCA (r) Churches (s) Waterfront Areas (t) Marinas (u) Livability of City (v) Tax Base (w) Semi-Public Uses (x) Overall Appearance (y) Other (Please specify) : Current Condition/Situation {1) Good {2) Average {1)-Good {2)-Average {1 )-Good (2)-Average (1 )-Good (2)-Average {1)-Good (2)-Average (1)-Good (2)-Average {1 )-Good (2)-Average {1 )-Good {2)-Average {1 )-Good {2)-Average {1)-Good {2)-Average {1 )-Good {2)-Average (1 )-Good (2)-Average (1 )-Good (2)-Average {1 )-Good {2)-Average {1 )-Good (2)-Average {1 )-Good (2)-Average (1 )-Good (2)-Average {1 )-Good (2)-Average (1 )-Good (2)-Average (1 )-Good {2)-Average (1 )-Good (2)-Average (1)-Good {2)-Average (1 )-Good (2)-Average (1)_Good (2) Average {3) Fair (3)-Fair {3)-Fair {3)-Fair (3)-Fair {3)-Fair (3)-Fair (3)-Fair {3)-Fair (3)-Fair (3)-Fair (3)-Fair (3)-Fair {3)-Fair {3)-Fair (3)-Fair {3)-Fair (3)-Fair {3)-Fair (3)-Fair (3)-Fair (3)-Fair {3)-Fair (3)=Falr 11. Future {1) High {1 )-High (1 )-High (1 )-High {1 )-High (1)-High (1 )-High {1 )-High {1)-Hlgh (1)-High (1 )-High (1)-High (1)-High (1)-High {1 )-High (1 )-High {1 )-High (1 )-High (1 )-High {1 )-High (1 )-High {1 )-High (1)-High (1)=High Attention {2) Average {2)-Average {2)-Average (2)-Average {2)-Average (2)-Average {2)-Average {2)-Average {2)-Average {2)-Average (2)-Average {2)-Average {2)-Average {2)-Average (2)-Average (2)-Average {2)-Average (2)-Average (2)-Average {2)-Average {2)-Average {2)-Average (2)-Average (2) Average (3) Low {3)-Low {3)-Low {3)-Low {3)-Low (3)-Low {3)-Low {3)-Low (3)-Low (3)-Low {3)-Low (3)-Low {3)-Low {3)-Low (3)-Low (3)-Low (3)-Low {3)-Low {3)-Low (3)-Low (3)-Low (3)-Low (3)-Low (3) Low COMMENTS: - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - I I I I • • • • • • • • • •II "~ Ill 1111 �Name Date St. Joseph Master Plan Key Person Survey 1. What are trends in the St. Joseph Area over the last 5 to 1O years dealing with economic, physical development, public policy, political/socialjneighborhood climate? 2. Identify major current development and planning issues, problems and opportunities in St. Joseph. 3. Identify emerging or future opportunities or problems for St. Joseph. �4. Who are local leaders that could accomplish or restrict the future of St. Joseph (city, county, neighborhood, business, planning commission)? I I ,. I I 5. What do you think should be the product or benefit of an updated St. Joseph Master Plan? 6. Identify data, information or reports that we could use in the Master Plan process or local people with which you believe we should talk. • • • • • • • • "" " � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context St-Joseph_Comprehensive-Plan_1993 Creator An entity primarily responsible for making the resource Gove Associates, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1993-02 Title A name given to the resource Comprehensive Plan Description An account of the resource The Comprehensive Plan for the City of St. Joseph was prepared by Gove Associates, Inc. in February 1993. Subject The topic of the resource Comprehensive plan publications St. Joseph (Mich.) Berrien County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives